Exterior Door Problems: Solutions for Property Managers
Estimated Read Time: 7 Minutes
The Highlights
- Learn how to assess whether your exterior door needs repair or full replacement
- Understand common door issues and what causes them
- Get insights into what to expect during a professional inspection
- Explore door material options, compliance considerations, and access control features
- Discover practical maintenance tips to extend the life of your door
- See why property managers across Illinois trust IOC Construction for exterior door solutions
Exterior doors might not seem glamorous, but when they don’t work properly, it quickly becomes everyone’s problem. From drafts and leaks to access issues or security concerns, commercial property managers are often left to play detective: Is it just wear and tear? Is it a code issue? Can it be fixed, or do I need to replace it entirely?
At IOC Construction, we’ve helped hundreds of property managers across Illinois make informed, cost-effective decisions about exterior door issues. Whether your door is letting in cold air, sticking on the hinges, or simply past its prime, here’s everything you need to know to solve the problem, and avoid it next time.
First, Is It Time to Repair or Replace Your Exterior Door?
When something goes wrong with a door, the first question is often, “Can we just fix it?” The answer depends on the issue—and its root cause.
You Might Only Need a Repair If:
- The door is slightly misaligned or sagging due to loose hinges
- The weatherstripping is damaged or missing
- The door is sticking or hard to open in certain weather
- A surface-level dent or scratch is present
- The automatic door operator or closers aren’t functioning properly
In these cases, a quick adjustment, seal replacement, or hardware fix may do the trick.
You Should Consider Replacement If:
- The door is warped or cracked—especially steel or wood doors
- Rust has compromised the door or frame’s structural integrity
- It no longer closes or seals completely
- There are ongoing ADA compliance concerns
- It’s no longer compatible with your building’s security or access systems
- It’s costing you more in repeated repairs than a replacement would
💡Pro tip: Replacing a non-compliant or outdated door can improve safety, energy efficiency, and curb appeal—all of which increase tenant satisfaction.
Common Exterior Door Issues (and What Causes Them)
Property managers often see similar problems across multiple sites. Here’s a rundown of frequent culprits:
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Knowing the issue helps you determine whether to repair, retrofit, or replace—and helps your contractor scope the work faster.
What to Expect During an Inspection
Before jumping into repairs or replacement, a qualified contractor should conduct a site visit. At IOC Construction, our team reviews:
- The material condition of the door and frame (wood, steel, aluminum, fiberglass)
- Hardware condition: hinges, closers, panic bars, locks
- ADA compliance: clearance, ease of use, auto-operators
- Code compliance (fire-rated doors, exit signage)
- Weather sealing and insulation
- Integration with building security or automation systems
You’ll receive a full assessment—complete with photos and documentation—to help you make a clear, informed choice.
How to Choose the Right Replacement Door
If replacement is the best option, here’s what to consider:
1. Material
Steel doors – Durable and secure; great for industrial or warehouse properties
Aluminum doors – Lightweight and corrosion-resistant; ideal for high-traffic commercial entries
Fiberglass doors – Long-lasting and energy-efficient; best for areas exposed to moisture
Glass storefront doors – Popular for retail or office entrances; consider tempered or laminated glass for safety
2. Energy Efficiency
Look for insulated cores and thermally broken frames
Don’t overlook weather seals and sweeps—they make a big difference
3. ADA & Code Compliance
Confirm handle height, threshold slope, and door-opening force meet standards
Automatic doors may be required for healthcare or high-traffic buildings
4. Security & Access Control
Decide if the door should integrate with:
Badge readers
Smart locks
Security alarm systems
How to Maintain Your Exterior Door (and Avoid This Again)
Once you’ve resolved the issue, staying ahead of wear and tear is key. Here’s what we recommend:
Quarterly Maintenance Checklist
Clean door surfaces; check for rust, scratches, or peeling paint
Inspect hinges and closers for looseness or leaks
Test door function and ensure proper latching
Check weatherstripping; replace if brittle or missing
Confirm locks and access controls are working correctly
Annual Inspection
Perform a full review of all hardware and fasteners
Lubricate hinges, closers, and all moving parts
Inspect for foundation settlement or shifting
Repaint or reseal to prevent corrosion or UV damage
Bonus Tip
Keep a “door diary” to log:
Inspection dates
Repairs made
Weather events that could impact door performance
Why Property Managers Choose IOC Construction
Dealing with door issues is frustrating—and a bad fix often leads to bigger problems. That’s why property managers across greater Chicago trust IOC Construction.
Honest assessments – No unnecessary upsells
Quick turnarounds – Fast, efficient inspections and repairs
Code and ADA compliance – Fully up to standard every time
Clear documentation – Transparent scope-of-work and reporting
Professional crews – Courteous, tenant-friendly service
We’re not here to push a replacement if you don’t need one. We’re here to help you solve problems and prevent them from coming back.
Final Thoughts
Exterior doors do more than open and close—they secure your building, keep energy costs down, and help meet safety codes. If you’re facing an issue, don’t wait until it becomes a bigger (and more expensive) problem. A thoughtful inspection and smart maintenance plan can save time, money, and stress.
Even if you don’t work with us now, we hope this guide helps you feel more confident in your next step.
Need a second opinion? We’re happy to take a look.
Contact IOC Construction for a no-pressure consultation.
Phone: 630-406-3000
Email: 
Address: 1425 Paramount