How to read and choose a door maintenance plan in Dubai
Mount Everest Automatic Doors team6 min readUpdated
Two maintenance plans can look alike on the front page and differ completely on the inside. This guide is a reading aid: it walks through the clauses of a typical plan, says what each should tell you and flags the gaps that cause disputes later. It does not give prices; those belong to the written document you are offered.
What a plan is for
Automatic doors and gates wear in predictable ways. Rollers flatten, sensors drift, springs tire, filters clog and settings creep. A plan books a technician to look for these before they stop the door. It is useful where a stopped door costs you more than a visit: a shop entrance, a car park lane, a warehouse bay, a villa gate you rely on every morning.
Clause 1: the schedule of equipment
The plan should list each door, gate, barrier and shutter by location and type, ideally with the make and model. If the list says "all doors on site", ask for the list. Without it, nobody knows what a visit should cover and a door can fall outside the plan by accident. Check that new equipment added later has a way to be added to the list.
Clause 2: the checks at each visit
Look for a list of tasks per equipment type. For a sliding glass door it may include sensor checks, track cleaning, roller inspection and a full cycle test. For a gate it may include photocell test, safety edge test, limit and force check, gearbox and motor inspection and the manual release. A plan that says only "service" or "maintenance" without a list is an invitation to argue. If the technician has a checklist, ask to see it.
Clause 3: the visit rhythm
The plan should say how often visits happen and whether they are fixed dates or windows. Rhythm should match use. A door that opens thousands of times a day wears faster than a gate used a few times. Ask what happens if a visit is missed and how you are told in advance. If you want a different rhythm for different doors, say so; one plan can have several.
Clause 4: call-outs between visits
Faults do not wait for the calendar. The plan should say how you report a fault, who answers and what you can expect. Be careful with promises of response times. A plan may state one, but only if the company can keep it. Where the plan is silent, ask. If you need a particular window for a critical door, write it into the plan and ask how it will be met.
Clause 5: parts and labour
Find the line that says what happens when a part is needed. Common arrangements are that labour at visits is included and parts are quoted before fitting; or that certain consumables are included. Whatever the arrangement, it should be clear who authorises a part, how you are told and how the quote is given. A good plan says the technician will tell you what was found and ask before fitting anything not covered.
Clause 6: exclusions
Exclusions are normal. They commonly include damage caused by vehicles, vandalism, flooding, power surges or work done by others. Read them slowly. If a common cause of failure in your building, such as vehicle impact at a barrier, is excluded, you should know that now. An honest plan names its exclusions; a plan with none usually has them hidden in a definition.
Clause 7: records and reports
After each visit you should receive a short report: what was checked, what was found, what needs attention and what was done. Ask whether the report names parts nearing the end of life. A series of reports builds a history that supports budgeting and replacement decisions, and helps if equipment is later sold or inspected.
Clause 8: safety
Ask how the technician treats safety devices. A reliable answer is that they are tested at each visit, never disabled and reported if they fail. If a door is found unsafe, the plan should say what happens: usually the door is taken out of use until fixed. Doors on escape routes need extra care, and any work should be coordinated with building management.
Clause 9: term, renewal and exit
Note the length of the plan, whether it renews automatically and how to stop it. A fair plan lets you review at renewal with the reports in hand and explains notice periods in plain words. If anything in the exit clause surprises you, ask about it now.
Clause 10: access and responsibilities
The plan should state what you provide: access to the equipment, a contact person and power. It may ask you to keep tracks clear and to report faults promptly. Fair enough. Check that anything the technician needs, such as keys to a plant room, is understood in advance.
Questions to ask any provider
- Can I see the checklist used on my type of door?
- Who will visit, and will it be the same person?
- What do I receive after a visit?
- How do I report a fault outside visit dates, and what happens next?
- What is excluded?
- How do I change or end the plan?
A word on brands
Plans for equipment from many makers are common. Ask whether the provider works on your make and how parts are sourced. Do not assume that a plan from the installer is the only option, and do not assume that an outside plan covers the maker's warranty terms. Check the warranty wording of the equipment, and ask the provider to confirm in writing that servicing will not conflict with it.
Putting it together
Take the draft plan and mark each clause above in a different colour. Anything you cannot mark is missing. Send the list of missing items back and ask for them in writing. A provider that answers clearly and adds the answers to the plan is a good sign. For our own approach, see the maintenance plan page.