What`s New in Overhead Garage Door

ONSITE Safety
What’s New in
Overhead Garage Door
Safety Standards
By Roy Arluck
THE FOLLOWING article represents a Safety
Bulletin for condominium parking garage doors;
storage and moving overhead doors with ramps and
driveways for vehicle use.
■ What Level of Safety
Protection Does Your Site
Need?
The garage door industry has
again raised the bar for safety
standards at the openings of overhead garage doors because tech-
nology is constantly changing.
Monitored features have arrived and manufacturers now recommend more than one device to enhance
the safety of a garage door system in order to protect
vehicles as well as pedestrians.The dictionary definition
of monitored means to keep under systematic review.
In terms of the Electric Opener, monitored means
monitor for the presence and correct operation of the
entrapment protection device (safety device) including
the wiring to it, at least once during each close cycle.
The overhead garage door will not function (i.e., close)
at all if “monitored safety” is not working!
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For more information, please contact us at:
416-661-3151
E-mail: [email protected]
Facsimile: 416-661-8653
4800 Dufferin Street, Toronto M3H 5S9
Visit our Website: www.delpropertymanagement.com
Winner of the Real Estate Management Industry’s Award as the Premier Condominium Organization in Canada.
Selected Corporate Member of the Year By The Association of Condominium Managers of Ontario.
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Motorized vehicular garage
doors are like a moving wall! They
can be dangerous and may cause
serious injury. The main reason for
this recommendation is to provide
extra safety for vehicular as well
as pedestrian traffic in order to reduce the likelihood of vehicles hitting doors and pedestrians being
injured. This added precaution will
provide enhanced safety protection
for residents and micro-managed
safety support plus peace of mind
for property managers.
As stated in a previous Safety
Bulletin (CM Magazine fall 2007),
we quote the City of Toronto: Bylaw
No. 930-2000 (other cities have similar bylaws):
The Property Standards Bylaw
21.3 “All exterior doors, windows, skylights and basement
hatchways, including storm and
screen doors and storm windows,
shall be maintained in good repair
and free from defects and missing
components.”
41. Garage doors; exit doors.
A. “If a garage door allows for
vehicular ingress or egress from
a parking or storage area, and is
equipped with an automatic closing
mechanism, the garage door shall
be equipped with a sensing device
that does not allow the door to close
when any person, animal or object is
crossing its path.”
■ Safety Devices in the
Industry
Level 1: Air hose system – not
close to the door; will fail if it has
holes; works intermittently in extreme cold weather and may not
function
Level 1: Bottom gum hose edge –
under the door; if holes in the gum
hose, will not function
Level 2: Loop detector system –
not close to the door; detects vehicles but will not protect pedestrians
or bicycles
Level 2: Exterior motion sensor
– not close to the door and may
not protect pedestrians; re-sets the
timer-to-close
Level 2: Photo eye system (emitter/reflective); not monitored, which
means door may function normally
even though safety is not working
i.e., if safety defective or damaged; if
working properly will reverse door
when beam is broken with object,
vehicle or person
Level 2: MillerEdge System,
2-wire, electric bottom edge/FeatherEdge System – bottom pneumatic
edge, under the door; not monitored,
which means door may function
normally even though safety is not
working i.e., if safety defective or
damaged; if working properly will
reverse door when it comes into contact with object, vehicle or person.
This safety is in the same plane &
pathway of the door
Level 3.a.: Photo Eye System
(emitter/receiver); monitored which means electric opener will not
function at all if “monitored safety”
is not working! – will reverse door
when beam is broken by object, vehicle or pedestrian.
Level 3.b.: MillerEdge System,
4-wire, electric bottom edge; monitored – which means electric opener
will not function at all if “moni-
Fanshawe College is pleased to announce
our recent partnership with the Association
of Condominiums of Ontario (ACMO) and
will proudly be offering the educational parttime program for those working towards
their Registered Condominium Manager
(R.C.M) designation.
For more information contact:
Jason Kerr
Program Consultant
519.452.4430 x4097
[email protected]
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tored safety” is not working! – to
be installed when Photo Eye System
cannot be mounted close to the
door e.g., Counterweight system;
will reverse door when comes into
contact with object, vehicle or pedestrian.
Therefore, for all electric openers, manufacturers strongly recommend the installation of two safety
systems.
■ “MONITORED” New
Electric Opener
Installations
Electric Openers with latest
technology (include one monitored
Safety System) provide an optimum
safety package:
1.a. Double Safety Photo Eye System – one safety installed 6” above
the floor (monitored) in case of a
person lying at floor level and a second safety installed 24” above the
floor (not monitored) in case of high
profile vehicles; as close as possible
to the door in order to reduce “dead
zone” areas.
1.b. MillerEdge System, 4-wire,
electric bottom edge; to be installed
when Photo Eye System cannot
be mounted close to the door e.g.,
Counterweight system; (monitored)
– will reverse door when comes into
contact with object, vehicle or pedestrian.
2. FeatherEdge – (if MillerEdge
not installed for Counterweight system) bottom pneumatic edge; not
monitored which means if defective
or damaged may not function; if
working properly will reverse door
when it comes into contact with
object, vehicle or person. This safety
is in the same plane & pathway of
the door.
■ “NOT-MONITORED”
Older Electric Openers
that Require Additional
Safety Systems
e.g., earlier model Liftmaster,
Manaras, Burco, Lynx, Doorlec, etc.
electric openers
Strongly Recommended Package:
1.a. Double Safety Photo Eye System – existing Safety Photo Eye system to be moved to height of 24”
WARNING
Moving Door Can Cause
Serious Injury or Death
Keep Clear! Door May Move at any Time
Without Prior Warning
Do Not Let Children Operate the Door or Play
in the Door Area
Keep Door in Sight at all Times When Door is Moving
(not monitored) and one new Safety
Photo Eye system to be installed at
height of 6” (not monitored) or if
no safety existing, we recommend
40-35246-10-A
ShownPhoto
at 100%
to install a new Double Safety
ECN: 09-2104
4-May-2009
Eye system.
1.b. If garage door has existing
Safety Photo Eye system at height
of 7” or higher and a second Safety
Photo Eye system is declined, then we
recommend to move existing Safety
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List of Advertisers
ACMO Members:
A.A. Property Management....................... 53
ACMO/CCI................................................ 39
ACMO....................................................... 49
Andrejs Management................................ 28
Angus Irrigation......................................... 10
Aquateam.................................................. 53
BEST Consultants Inc................................ 17
Brady & Seidner Associates Ltd................ 65
Brookfield Residential Services.................. 27
Caber Management Services Inc............... 43
Canadian Condominium Institute.............. 51
CanMar Contracting Ltd. .......................... 31
Carma Industries Inc................................. 20
Channel Property Management................. 33
Chirco Bros Paving.................................... 25
Complete Building Services....................... 32
Coulter Building Consultants Ltd............... 24
CPL Design Interiors.................................. 19
Crawford Roofing Corp............................. 49
Custom Door & Lock Service.................... 65
Davroc & Associates Ltd...................... 17,32
Deacon, Spears, Fedson & Montizambert... 21
DEL Property Management Inc.................. 61
Enercare Connections................................. 4
ENERPLAN Building Consultants.............. 11
Fanshawe College..................................... 62
Fogler, Rubinoff LLP.................................. 43
Gardiner Miller Arnold LLP uyhgbv ........ OBC
GENIVAR Consultants LP.......................... 43
Gerald R. Genge Bldg. Consultants Inc..... 30
Heenan Blaikie LLP.................................... 53
Horlick Levitt DiLella.................................. 37
Humber Institute of Technology................ 63
ICC Property Management Ltd.................... 6
Jadaco Recreation Management............... 25
Jermark Plumbing & Mechanical.......... 15,42
Larlyn Property Management Ltd.............. 45
Maple Ridge Community Mgmt..................38
Masterclean Contracting & Cleaning........... 48
Metro Group of Companies....................... 55
Miller Thomson........................................ IFC
Mohawk College....................................... 42
Morrison Financial Services Ltd................. 64
Morrison Hershfield................................... 53
New Water Plumbing................................ 52
PERCEL Inc............................................... 16
Pro-House Management Limited............... 22
Provident Energy Management Inc............ 48
Regal Security.......................................... IBC
Rikos Ltd................................................... 14
Rogers....................................................... 12
Royale Grande Prop. Management Ltd...... 15
Samuel Property Management Ltd............ 65
Sanico Pumping & Flushing Inc................. 23
Simpson Wigle.......................................... 17
Smid Construction Ltd.............................. 22
Sparkle Window Cleaning Ltd..................... 7
SST Group................................................ 41
Superior Pool, Spa & Leisure Ltd............... 17
The Active Group........................................ 9
The Harris Gwynne Law Firm.................... 65
Tickner & Associates Inc........................... 40
Trace Electric............................................. 44
Whiterose Janitorial Services Ltd.............. 46
Wilkinson Chutes Canada......................... 43
Wilson Blanchard Management Inc...... 25,60
Photo Eye system to height of 6” in
order to protect people but may not
protect most high profile vehicles.
2. FeatherEdge – bottom pneumatic edge; not monitored which
means if defective or damaged may
not function; if working properly
will reverse door when it comes into
contact with object, vehicle or person. This safety is in the same plane
and pathway of the door.
Exterior Safety: Exterior Motion
Sensor or Exterior Photo Eye System
If your site experiences “tailgaters” (drivers who do not activate
their opening devices), it is also recommended to install either of these
additional safety devices which will
re-set the timer-to-close.
Safety devices must be checked
frequently to verify that they are operating safely and properly. Preventive maintenance program checklists
should always include the checking
of safety devices. ■
Roy Arluck is sales manager with
Dodds Garage Door Systems Inc.
www.doddsdoors.com celebrating
53 years in the garage door industry.
If you have any questions on these
new Safety Standards, contact Roy
at [email protected], (905)5086277 or (416)225-1600.
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