I’m David, owner of David’s Urgent Garage Door in St. Louis Park. I’m also a landlord myself, so I know exactly what a garage door call looks like from your side of the desk: a tenant who can’t get the car out, a vendor who doesn’t call back, three invoices for one address, and nobody who can tell you whether the door was actually fixed. This page is my answer to that. It explains how I work with property managers, rental owners, community associations, real estate agents and businesses, and how to set up an account that costs nothing to open.
Who this is for
- Property management companies with single-family homes, townhomes and duplexes that have attached or detached garages.
- Independent landlords with one house or thirty.
- HOA and condo association managers who need a reliable vendor for townhome garage doors, shared garages and the yearly safety checks.
- Real estate agents and brokerages fixing a door before a listing goes live, or closing an inspection item fast.
- Home inspectors, restoration companies and handymen who find garage door problems but don’t do garage door work.
- Small businesses with sectional doors: auto shops, contractors’ fleet garages, warehouses, self-storage, car washes. (Rolling-steel curtain doors are the one thing I don’t service.)
How a partner call works
- You send the address and the tenant’s phone number by text, email or a quick call. That’s all I need.
- I call the tenant and schedule directly. No back-and-forth through your office. Partner accounts get priority scheduling, usually same or next day.
- I diagnose, quote and fix on the spot whenever the part is on the van, which is most of the time. If a repair goes over the pre-approval limit you set for your account, I call you before doing the work.
- You get one invoice per address with a short written report and before-and-after photos, so you can close the ticket and show the owner what was done.
- Tenants get a safety walk-through on the spot: emergency release, sensors, what not to touch. Fewer repeat calls.
What’s included in a partner account
Partner addresses go to the front of the line. Emergency lock-outs (car stuck inside) same day whenever humanly possible.
I handle the scheduling call, the reminder and the follow-up with the resident.
You set a dollar amount. Under it, I just fix it. Over it, I call you with the quote and photos first.
Address, unit, what was wrong, what was done, parts, photos. Easy to pass through to the owner.
A yearly 20-point tune-up and safety inspection on every door you manage, with a written condition report per address. Catches springs and cables before they break in January.
Between tenants: full inspection, lube, sensor alignment, remote and keypad reprogramming so the old tenant’s codes stop working, new remotes if needed.
W-9 and proof of insurance ($1M per occurrence / $2M aggregate general liability) for your vendor file. Minnesota-based, owner-operated since 2020.
Account pricing for repeat work and multi-door replacements. Ask when you set up the account.
What I fix and install
Everything on a sectional garage door and its opener: broken torsion and extension springs, snapped cables, doors off the track, bent tracks, rollers, hinges, drums, damaged panels, bottom and perimeter seals, safety sensors, opener repair and replacement including LiftMaster belt-drive and wall-mount units, remotes, keypads and myQ, and full door replacements from a single-car steel door to a multi-door townhome row. Emergency calls are covered on the emergency repair page.
Why a landlord trusts another landlord
I own rental property in St. Louis Park, so I price and schedule the way I’d want my own vendor to. I don’t sell a tenant a new door when a $200 spring fixes it, because the owner is the one paying and the owner is the one who calls me next time. I show up myself, in a marked van, with ID, and I treat the resident like a customer, not an obstacle. Google shows 330-plus reviews at 4.9 stars, and a lot of them are from people who were stuck in a garage at 7 a.m.
Builders, remodelers, siding and storm contractors, handymen: there is a separate trade account page for contractors who need a garage door sub.
Service area
The whole Minneapolis–Saint Paul metro, with the fastest response in the west and northwest suburbs: St. Louis Park, Edina, Minnetonka, Plymouth, Golden Valley, Hopkins, Bloomington, Maple Grove, Brooklyn Park, Richfield, Roseville, Minneapolis and St. Paul. Full list on the service area page.
FAQ
Do you work directly with tenants?
Yes. Give me the tenant’s number and I handle the scheduling, the reminder and the visit. You only hear from me with the invoice and photos, or if something exceeds your pre-approval limit.
Can you bill the management company instead of the tenant?
Yes. Partner accounts are billed to the company, one invoice per address, with the property address and unit on the invoice. Tell me at setup if you need a PO number or an owner name on each invoice.
Do you provide a W-9 and a certificate of insurance?
Yes, both on request when the account is opened, and again whenever your vendor file needs a renewal.
Can you replace all the garage doors in a townhome row or a small building?
Yes. Multi-door replacements are quoted per project with matching doors, color and windows for the association’s approval, and scheduled so residents are without a door for hours, not days.
What happens when a tenant moves out?
Book a turnover visit: I inspect and lubricate the door, test the safety reverse and sensors, erase the old remotes and keypad code from the opener, program new ones, and leave a short condition report for the file.
Do you service rolling-steel commercial doors?
No. I service sectional doors (residential and light commercial) and their openers. If your building has rolling-steel curtain doors, I’ll tell you up front so you don’t waste a call.
Related: commercial garage door repair, the Annual Garage Door Care Plan, the Minnesota garage door safety checklist and the Garage Door Help Center.
Good to know: I am a Minnesota-registered contractor, #IR790255. You can check any contractor on the State of Minnesota’s license and registration lookup. The state also publishes tips for hiring a contractor.