Commercial Door Closer Installation & Repair

Professional Door Closer Installation That Prevents Damage and Meets Code

Commercial door closers do more than close doors - they control closing speed to prevent damage, ensure fire doors latch during emergencies, meet ADA accessibility requirements, save energy by ensuring positive closure, and extend door hardware lifespan by eliminating slamming impacts.

But improperly adjusted closers create problems: doors that slam (damage to frame, hardware, walls), doors that don’t latch (security and fire safety issues), excessive opening force (ADA violations), and leaking closers (slippery floors, ugly hydraulic stains on doors).

South Austin Locksmith provides professional commercial door closer installation using top manufacturers (LCN, Norton, Yale, Rixson) with proper sizing, mounting, and adjustment. Whether you need basic overhead closers for office doors, heavy-duty models for high-traffic entrances, concealed closers for clean aesthetics, or automatic operators for ADA compliance - we match the right closer to your specific door, traffic, and code requirements.

Same-day service available for failed door closers throughout South Austin. Emergency repairs within 2 hours for fire doors that won’t latch. Call (512) 298-2557 for professional door closer installation and service.

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Door Closer Types and Applications

Overhead Regular Arm Closers (Most Common)

How it works: Closer body mounts on pull side of door (hinge side), arm extends to frame. When door opens, piston compresses spring and displaces hydraulic fluid. When released, spring pressure forces fluid through adjustable valves, creating controlled closing speed.

Mounting configurations:

• Standard arm (regular arm): Most common, arm extends from door to frame
• Top jamb: Closer mounts on frame, arm extends to door (for glass doors or aesthetic preference)
• Parallel arm: Arm runs parallel to door (less visible, good for storefront applications)

Advantages:

• Lower cost ($180-$550 installed)
• Easy service and adjustment (external valves)
• Works on most door types
• Wide selection of models and sizes
• Fire-rated options readily available
• Can add delayed action, hold-open, or back-check features

Applications:

• Office suite doors
• Corridor doors
• Stairwell doors
• Interior fire doors
• Exterior doors with weather covers

Popular models:

• LCN 4040XP: Industry standard, heavy commercial, adjustable power size 1-6
• LCN 4110: Medium commercial, most common installation
• Norton 8500 series: Good value, reliable performance
• Yale 3400 series: Budget commercial option

Adjustment features:

• Sweep speed: Controls door closing from 90° to 10° (want 3-5 seconds)
• Latch speed: Controls final 10° to latch (want 1-1.5 seconds for positive latching)
• Back-check: Hydraulic cushion prevents door from slamming into wall when opened quickly
• Delayed action: Door stays open briefly after release (allows passage, then closes)

Size selection:

• Size 1-2: Light doors, low traffic, interior applications
• Size 3-4: Standard commercial doors, medium traffic (most common)
• Size 5-6: Heavy doors, high traffic, exterior applications, wide doors

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Concealed Overhead Closers

How it works: Closer body concealed in header above door or mortised into top rail of door. Only small arm visible when door closes.

Mounting types:

• Concealed in header: Closer body in frame header, small arm connects to door
• Concealed in door: Closer body routed into top of door, connects to frame

Advantages:

• Clean aesthetic (nearly invisible)
• Protected from vandalism and weather
• No visible closer body on door face
• Popular for upscale commercial, hospitality

Disadvantages:

• Higher cost ($450-$850 vs. $180-$350 for surface)
• Difficult service (requires header or door access)
• Limited adjustment access
• Installation requires header prep or door routing
• Fewer models available
• Not suitable for retrofit (new construction or major renovation)

Applications:

• Executive office entrances
• Hotel lobbies
• Upscale retail
• Architectural glass doors
• Areas where appearance critical

Popular models:

• LCN 3130: Concealed in header
• Rixson 27: Concealed in door, pivot reinforcement
• Norton 5600 series: Concealed overhead options

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Floor-Spring Closers

How it works: Large hydraulic mechanism installed in floor pocket below door. Door hangs on center pivot connected to floor-spring. Spring controls closing, hydraulic damping controls speed.

Installation requirements:

• Floor pocket 12-16” deep x 6-8” wide cut into concrete
• Waterproofing required (prevent groundwater infiltration)
• Cover plate flush with finished floor
• Center-hung pivot on door (different from conventional hinge mounting)

Advantages:

• Completely concealed (only small floor cover plate visible)
• Supports door weight (can eliminate top pivot on heavy glass doors)
• Excellent for all-glass entrances
• Premium aesthetic
• Heavy-duty capacity (can handle very large/heavy doors)

Disadvantages:

• Expensive ($650-$1,200 installed including floor cutting)
• Complex installation (concrete cutting, waterproofing)
• Difficult service (floor access required)
• Water infiltration risk if not properly sealed
• Usually requires center-hung pivot system
• Not suitable for renovation unless floor accessible from below

Applications:

• All-glass storefront entrances
• Bank lobbies
• Hotel main entrances
• High-end office buildings
• Anywhere invisible closer required and budget supports

Popular models:

• Rixson 27 series: Industry standard for floor-springs
• LCN Sentronic series: Premium floor closers with electronic controls

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Automatic Door Operators (ADA Compliance)

How it works: Electric motor opens door when activated by push button, motion sensor, or touchless activation. Controlled closing after delay. Must meet ANSI A156.10 and A156.19 for safety.

Two types:

Low-Energy Operators (Power-Assist):

• Slow opening speed (5-8 seconds)
• Lower opening force (safe for contact)
• ADA-compliant for accessible entrances
• No safety sensors required (inherently safe speed)
• Cost: $1,200-$1,800 installed
• Applications: ADA-compliant building entrances, assisted-living facilities

Full-Power Operators:

• Fast opening speed (2-4 seconds)
• Higher force to overcome spring pressure
• Requires safety sensors to prevent entrapment (ANSI A156.10)
• Presence sensors prevent door closing if obstruction detected
• Cost: $1,800-$2,800 installed
• Applications: High-traffic commercial entrances, hospitals, airports

Activation methods:

• Push button (ADA wall switch): Wheelchair-height, large target, 5 lbs max force
• Motion sensor: Detects approach, opens automatically
• Touchless (infrared/radar): Wave to activate (hygiene, medical applications)
• Access control integration: Card reader triggers opener
• Two-switch activation: Safety feature (requires intentional activation)

ADA requirements:

• Activation device 34-48” above floor
• Clear space in front of switch (maneuvering clearance)
• Visual indication of activation (light, icon)
• Minimum 3-second delay before door closes
• Audible warning when door closing (if required by authority)

Installation considerations:

• Power required: 120V electrical at door location
• Header space: 6-8” clearance above door for operator housing
• Door condition: Must be in good repair, proper closing force
• Safety sensors: Typically two sensors (presence detection, entrapment prevention)
• Building permit: Often required for automatic door installation
• Code compliance: ADA, ANSI A156.10/A156.19, local jurisdiction

Popular operators:

• Stanley Magic-Force: Low-energy ADA-compliant
• Horton Automatics: Full-power operators
• Besam/ASSA ABLOY: Premium automatic solutions
• LCN Sentronic: Electronic closer with automatic function

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Code Requirements and Compliance

Fire Door Closer Requirements (NFPA 80, IBC Section 716)

All fire-rated doors must have self-closing devices that close and latch the door from any open position. This is non-negotiable life safety code.

Critical requirements:

1. UL-Listed for Fire Rating

• Closer must have UL listing matching door’s fire rating
• 20-minute, 45-minute, 90-minute, or 3-hour rating
• Can’t use non-fire-rated closer on fire door (common violation)

2. Self-Closing from Any Position

• Door must close from fully open position
• Can’t require assistance to latch
• Test: Open door to 90°, release - must close and latch on its own

3. Positive Latching Required

• Door must latch completely, not stop partially closed
• Latch speed adjustment crucial
• Positive latching proves closer has adequate power

4. Hold-Open Restrictions

• Prohibited: Manual hold-open devices (doorstops, kick-downs)
• Prohibited: Fusible link hold-open (outdated, no longer compliant)
• Allowed: Magnetic hold-open connected to fire alarm system (smoke detector releases on alarm)
• Allowed: Automatic release on fire alarm activation

5. Annual Inspection Required (NFPA 80)

• Visual inspection annually
• Test closing from fully open position
• Verify positive latching
• Document adjustment, repairs, or replacement
• Maintain inspection records

Common fire door closer violations:

• Non-fire-rated closer on fire door
• Hold-open with doorstop or wedge
• Closer adjusted incorrectly (won’t latch)
• Damaged closer still in use
• Missing closer (removed for convenience)
• Double-doors with only one closer (both leaves must be self-closing)

Failure consequences:

• Failed fire marshal inspection
• Certificate of occupancy denial
• Insurance claim denial if fire occurs
• Massive liability if smoke/fire spreads through open fire door
• Fines and re-inspection fees

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ADA Accessibility Requirements

Opening Force Limits:

• Interior doors: 5 pounds maximum force (measured at latch, not closer)
• Exterior doors: 5 pounds for accessible entrances (can be higher for non-accessible)
• Fire doors: Minimum force needed for positive latching, adjusted as low as possible while maintaining latching

How we verify compliance:

• Measure opening force with calibrated push-pull gauge
• Adjust closer power to lowest setting that maintains latching
• Adjust door closer back-check (prevents adding force during opening swing)
• Fine-tune sweep and latch speeds to optimize latching with minimum power
• Document compliance for accessibility records

Door Width and Maneuvering Clearance:

• 32” clear width minimum when door open 90°
• Closer can’t encroach into clear width (standard arm usually fine, check parallel arm)
• Maneuvering clearance on both sides (varies by approach direction)

Automatic Operators for Compliance: When manual operation can’t meet 5 lbs limit (heavy doors, weather conditions), automatic operators provide ADA compliance:

• Low-energy operators open slowly (safe without sensors)
• Push-button activation 34-48” above floor
• Visual indication of activation
• Adequate time delay before door closes (minimum 3 seconds)

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Installation and Adjustment Process

1. Closer Sizing and Selection

Critical to success: Using correct size closer for door weight, width, traffic, and conditions.

Size determination:

• Door weight: Measure or estimate from construction (solid core wood, hollow metal, aluminum/glass)
• Door width: Wider doors need more power (leverage)
• Wind load: Exterior doors exposed to wind need larger closer
• Traffic level: High traffic needs commercial-duty closer
• Security requirements: Doors with panic bars may need closer to ensure latching

Size chart (typical):

• Size 1: Interior doors up to 2’8” wide, light traffic
• Size 2: Interior doors up to 3’0” wide, light-medium traffic
• Size 3: Doors up to 3’0” wide, medium traffic (most common)
• Size 4: Doors 3’0”-3’6” wide, medium-heavy traffic
• Size 5: Doors 3’6”-4’0” wide, heavy traffic or exterior
• Size 6: Doors over 4’0” wide, very heavy traffic, severe wind

Environmental factors:

• Exterior doors: Add one size for weather resistance
• High-traffic: Add one size for durability
• Accessible entrances: May need automatic operator instead of manual closer

Feature selection:

• Delayed action: Holds door open 2-3 seconds after release (high traffic)
• Hold-open: Holds door at 90° or 105° until manually released (not for fire doors)
• Back-check: Hydraulic cushion prevents door slamming wall when opened quickly
• Adjustable power: Allows field adjustment of spring tension (Size 1-6 variable)

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2. Mounting and Installation

Template preparation:

• Use manufacturer’s template for precise hole locations
• Mark screw holes on door and frame
• Verify door hand (left-hand vs right-hand, inswing vs outswing)
• Check clearance for closer body and arm swing

Mounting closer body:

• Through-bolt installation on hollow metal doors (wood screws void fire rating)
• Wood screw installation on solid core wood doors (proper length for rail thickness)
• Torque to manufacturer specification (prevents over-tightening damage)
• Verify closer sits flat against door (shim if necessary)

Arm installation and connection:

• Attach arm to closer body (spindle connection)
• Position arm bracket on frame (or door for top-jamb)
• Verify arm angles for proper closing geometry
• Tighten all connections securely

Adjustment preparation:

• Set sweep speed to middle range
• Set latch speed to middle range
• Set back-check to minimum (if equipped)
• Set power to middle range (if adjustable)

Initial test:

• Open door to 90°, release
• Observe closing speed and latching
• Measure opening force with gauge

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3. Fine-Tuning Adjustment

The art of closer adjustment: Balancing closing speed, latching force, opening force, and code requirements.

Sweep Speed Adjustment (Main Closing):

• Controls speed from 90° to final 10°
• Too fast: Door closes quickly, may slam into latch
• Too slow: Takes forever to close, security/energy concern
• Target: 3-5 seconds from 90° to 10° (comfortable but prompt)
• Adjustment: Turn valve clockwise = slower, counter-clockwise = faster

Latch Speed Adjustment (Final Close):

• Controls final 10-15° before latch
• Too fast: Door slams latch (damage, noise)
• Too slow: Door stops before latching (won’t close)
• Target: 1-1.5 seconds for positive latch without slam
• Adjustment: Turn valve clockwise = slower, counter-clockwise = faster

Power Adjustment (if equipped):

• Controls spring tension (overall closing force)
• Too low: Door won’t latch (stops short)
• Too high: Excessive opening force (ADA violation)
• Target: Lowest power that still achieves positive latching
• Adjustment: Turn power screw clockwise = more power, counter-clockwise = less

Back-Check Adjustment:

• Hydraulic cushion when door opened quickly beyond 70-80°
• Purpose: Prevents door from slamming into wall/stop
• Too strong: Adds to opening force (ADA concern)
• Too weak: Door hits wall hard
• Target: Just enough cushion to prevent wall impact
• Adjustment: Turn valve clockwise = more cushion, counter-clockwise = less

Final verification:

• Test from multiple opening angles (30°, 60°, 90°)
• Verify positive latching from each angle
• Measure opening force (must be ≤5 lbs for ADA)
• Document settings for future reference

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Common Problems and Solutions

Door Slams at End of Closing

Cause: Latch speed valve open too far (fluid flows too freely)

Symptoms: Door closes normally until last few inches, then slams into latch/strike

Fix:

1. Locate latch speed valve (usually marked “L” or “2nd”)
2. Turn clockwise 1/8 turn
3. Test door closing
4. Repeat if necessary until slam eliminated
5. Don’t over-tighten (will prevent latching)

Prevention: Adjust latch speed in small increments

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Door Won’t Latch (Stops Short)

Cause: Usually latch speed too slow OR power too low

Diagnosis:

• If door closes to within 1-2” then stops: Latch speed too slow
• If door closes weakly throughout swing: Power too low

Fix for slow latch speed:

1. Locate latch speed valve
2. Turn counter-clockwise 1/8 turn (open valve more)
3. Test - door should have more speed in final inches
4. Repeat if needed

Fix for low power:

1. Locate power adjustment screw (spring tension)
2. Turn clockwise to increase spring pressure
3. Test closing and latching
4. Check opening force (don’t exceed 5 lbs)
5. If can’t increase power without exceeding 5 lbs opening force, closer may be too small for door

Other causes:

• Strike misaligned (latch hits strike instead of entering)
• Latch damaged or sticky
• Hydraulic fluid low (internal leak - requires replacement)

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Excessive Opening Force (ADA Violation)

Cause: Closer power set too high, or door/hinge issues adding resistance

Fix:

1. Check door hinges (bind, need lubrication, worn pins?)
2. Check weatherstripping (too tight, creating drag?)
3. If hinges/weatherstrip OK, reduce closer power:
   • Turn power adjustment counter-clockwise
   • Test latching (must still latch positively)
   • Measure opening force with gauge
   • Repeat until ≤5 lbs or latching fails
4. If can’t achieve both positive latching AND ≤5 lbs:
   • Adjust strike for easier latching
   • Consider automatic operator
   • Check if door/frame aligned properly

ADA testing:

• Measure force at latch edge of door (not at closer)
• Pull perpendicular to door face
• Use calibrated force gauge
• Document measurement

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Hydraulic Fluid Leaking

Cause: Internal seal failure (age, freezing, excessive pressure)

Symptoms:

• Oily residue on closer body or door
• Closer arm covered in fluid
• Dripping onto floor
• Door closes faster than normal (loses hydraulic damping)
• Door slams (fluid loss reduces control)

Fix: Closer replacement required

• Closers are sealed units (can’t refill or repair)
• Leaking closer can’t control door properly (fire door code violation)
• Creates slip hazard (liability)
• Ugly stains on doors and floor

Emergency procedure:

1. Clean up hydraulic fluid (slip hazard)
2. If fire door, implement temporary measures until replaced
3. Order replacement closer (same size and model)
4. Install and adjust new closer
5. Dispose of old closer properly

Prevention:

• Annual maintenance catches early seal wear
• Replace closers showing fluid weeping before full leak
• Protect exterior closers with weather covers (cold damages seals)
• Don’t use closers that froze (seals likely damaged)

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Door Closing Too Slowly

Cause: Sweep speed valve closed too much, or low fluid from internal leak

Fix:

1. Turn sweep speed valve counter-clockwise 1/8-1/4 turn
2. Test closing time (target 3-5 seconds from 90°)
3. If no change, may have internal leak (replace closer)

Note: Some closers have delayed action feature - verify it’s not activated accidentally

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Maintenance and Inspection Programs

Commercial door closers need regular maintenance to function reliably and maintain code compliance:

Annual Inspection (Minimum for All Commercial Doors)

Inspection checklist:

• ☐ Test closing from 90° (must close and latch)
• ☐ Test closing from fully open (fire door requirement)
• ☐ Check for hydraulic leaks (fluid on closer, door, floor)
• ☐ Inspect mounting screws (tighten if loose)
• ☐ Test opening force with gauge (≤5 lbs for ADA)
• ☐ Check arm connection (tight, not worn)
• ☐ Verify door closes in 3-7 seconds
• ☐ Verify positive latching (no slamming)
• ☐ Check hold-open function (if equipped)
• ☐ Inspect for physical damage (dents, bent arm)

Documentation required:

• Inspection date
• Door location
• Closer model and size
• Adjustments made
• Problems identified
• Replacement recommended? (yes/no, timeline)

Fire doors: NFPA 80 requires annual inspection and documentation

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Quarterly Service (High-Traffic Doors)

High-traffic definition: 100+ cycles per day (main entrances, high-use corridors)

Service includes:

• Full annual inspection checklist
• Adjustment of sweep and latch speed
• Lubrication of pivot points
• Tightening all mounting hardware
• Cleaning closer body and arm

Typical issues found:

• Screws loosening from vibration
• Sweep speed drift (valve works loose slightly)
• Dirt/debris in pivot points

Cost: $120-$180 per closer (volume discounts for multiple doors)

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Fire Door Testing (Annual, NFPA 80 Required)

NFPA 80 requirements:

• Annual testing and inspection
• Written documentation
• Testing from fully open position
• Verification of positive latching
• Record keeping

Our fire door closer service:

• Test from multiple positions (30°, 60°, 90°, fully open)
• Measure and adjust closing time
• Verify latch engagement
• Check for proper clearances
• Document UL listing of closer
• Provide written certification for fire marshal
• Photograph doors showing compliance

Included in service:

• Adjustment if needed
• Minor repairs (tighten screws, clean mechanism)
• Recommendation if replacement needed
• Compliance documentation

Cost: $150-$220 per fire door (includes testing, adjustment, documentation)

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Why Professional Installation Matters

DIY closer installation typically fails at adjustment, not installation:

What goes wrong:

• Wrong size closer for door weight/width
• Improper mounting on hollow metal doors (wood screws instead of through-bolts)
• Poor adjustment (too fast, too slow, won’t latch)
• Non-fire-rated closer on fire door
• ADA non-compliance (excessive opening force)
• Missing back-check (door slams wall)

Professional installation ensures:

• Correct closer sizing for application
• Proper mounting per manufacturer specs
• UL-listed fire-rated closers where required
• Precise adjustment for closing time, latching, opening force
• ADA compliance verified with force gauge
• Documentation for fire marshal and accessibility compliance

South Austin Locksmith provides:

• Free assessment of door condition and requirements
• Correct closer selection (LCN, Norton, Yale, Rixson)
• Professional installation with proper mounting
• Precision adjustment for optimal performance
• Code compliance certification (fire rating, ADA)
• Annual maintenance programs to prevent failures
• Emergency service when closers fail

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Get Professional Door Closer Service

Don’t let slamming doors damage your property or failed closers create code violations. South Austin Locksmith provides professional commercial door closer installation, adjustment, and maintenance throughout Travis Heights, Bouldin Creek, South Austin.

Our services:

• Overhead closer installation (LCN, Norton, Yale)
• Concealed closer systems
• Floor-spring installation
• Automatic operator installation (ADA compliance)
• Fire door closer compliance
• Emergency repair service (same-day response)
• Annual maintenance programs
• Adjustment and optimization

Call (512) 298-2557 for professional door closer service. Same-day installation available for most applications. Emergency service for failed fire door closers.

Commercial maintenance programs available - quarterly or annual service to prevent failures and maintain code compliance. Ask about multi-door discounts for office buildings and commercial properties.