Roller shutters are an essential security and access solution for a wide range of buildings, from homes and shops to warehouses and industrial units. While they are built to be durable and weather-resistant, regular maintenance is crucial to ensure they function smoothly, safely, and reliably over time.
In this guide, we’ll cover the importance of roller shutter maintenance, signs that your shutters need servicing, essential maintenance tips, and professional servicing advice for both manual and automatic roller shutters.
Why Roller Shutter Maintenance Matters
1. Enhances Security
Poorly maintained shutters are more vulnerable to forced entry or mechanical failure. Regular checks ensure the locking mechanisms and shutter structure remain secure.
2. Extends Lifespan
Routine maintenance reduces wear and tear, helping to prevent rust, mechanical breakdown, and other costly issues. This can significantly increase the life expectancy of your shutter system.
3. Improves Performance
Well-maintained shutters roll up and down more smoothly and quietly. This reduces the risk of the shutter getting stuck, jamming, or operating inconsistently.
4. Compliance with Safety Standards
For commercial and industrial properties, especially those with electric shutters, it is often a legal requirement to maintain shutters in good working condition to meet health and safety standards.
5. Prevents Costly Repairs
Catching small issues early – such as misalignment or frayed cables – can prevent larger breakdowns that may require complete shutter replacement or emergency repairs.
Types of Roller Shutters and Their Maintenance Needs
Different types of roller shutters may require varying levels of care:
- Manual Roller Shutters – Typically easier to maintain, requiring regular lubrication and visual inspection of the mechanism.
- Electric Roller Shutters – Need more attention due to motors, control systems, and safety sensors.
- Industrial Shutters – These may have heavier duty components, used more frequently, and require more robust servicing.
Signs Your Roller Shutter Needs Maintenance
Knowing when your shutter is showing signs of wear or malfunction is vital. Look out for:
- Unusual Noises during operation (squeaking, grinding, or banging)
- Difficulty Opening or Closing – Stiffness or sluggish movement
- Visible Damage such as dents, rust, or frayed cables
- Misalignment where the shutter looks uneven or doesn’t sit flush
- Slow or Unresponsive Motor in electric systems
- Water Ingress around the shutter housing or guide rails
- Remote Control or Switch Failures
If you notice any of these issues, it’s best to stop using the shutter and seek immediate maintenance or inspection.
Roller Shutter Maintenance Checklist
Here’s a monthly and annual checklist to follow for regular maintenance:
Monthly Maintenance
- Visual Inspection
- Look for rust, dents, or damage to the curtain, guides, or housing box.
- Check seals for signs of wear or tearing.
- Lubricate Moving Parts
- Apply a suitable lubricant (silicone-based or light machine oil) to guide rails, hinges, and rollers.
- Avoid using grease, which can attract dirt and debris.
- Clean the Shutters
- Wipe down the shutter with a damp cloth to remove dust, grime, and salt residue (especially in coastal areas).
- Clean guide tracks and remove debris or obstructions.
- Test Operation
- Open and close the shutter fully to ensure smooth movement.
- Listen for unusual noises or resistance.
Annual Maintenance
- Inspect Motor and Electronics (for Electric Shutters)
- Check for wear in wires and connections.
- Ensure the control box and remote system are fully operational.
- Examine safety features like obstacle detection.
- Check Tension Springs
- Springs should be tight and responsive. Loose springs may need adjustment.
- Examine Fasteners
- Inspect bolts, screws, and brackets to ensure nothing is loose or corroded.
- Weather Seal Inspection
- Examine bottom seals and side seals for degradation or air gaps.
- Professional Servicing
- Have a qualified technician perform a full inspection and servicing at least once a year, especially for commercial shutters.
How to Maintain Electric Roller Shutters
Electric roller shutters require additional attention due to their mechanical complexity. Follow these specific maintenance steps:
- Check the Motor Regularly: Overheating, noise, or sluggishness may indicate motor wear.
- Inspect Electrical Wiring: Look for frayed or exposed wires and ensure all connections are secure.
- Test Backup Power: If your shutter includes a battery backup or manual override, test its function.
- Ensure Sensor Functionality: Automatic reversal or stopping sensors must be clean and operational.
- Calibrate Remote Control: If the remote is unresponsive, check batteries and consider recalibration.
DIY vs. Professional Maintenance
DIY Maintenance
You can safely carry out light maintenance tasks such as:
- Cleaning shutters and guide rails
- Lubricating moving parts
- Visual inspections
- Testing remote batteries and switches
However, always follow the manufacturer’s instructions and never attempt repairs if you’re unsure.
Professional Maintenance
Qualified shutter technicians can:
- Adjust or replace tension springs
- Service or replace motors
- Align and balance shutters
- Perform safety inspections
- Offer emergency repair services
For businesses, it is recommended to keep a maintenance log and schedule biannual inspections.
Legal Requirements for Commercial Roller Shutters
In the UK, commercial and industrial shutter systems fall under the Provision and Use of Work Equipment Regulations (PUWER 1998). Employers must ensure equipment:
- Is suitable for the intended use
- Is maintained in a safe condition
- Is inspected regularly by a competent person
Failure to do so can result in penalties, invalidated insurance, or harm to staff and customers. Regular servicing also provides documentation to meet insurance and safety compliance.
Tips for Prolonging the Life of Roller Shutters
- Avoid Forcing the Shutter if it sticks – this can cause major damage.
- Keep Controls Dry – especially external keypads or remotes.
- Train Staff Properly on operating procedures (open/close only when needed, avoid unnecessary cycles).
- Protect Shutters from Vehicles – in warehouses and car parks, use bollards or markings.
- Cover During Long Downtime – in seasonal or unused premises, use a protective cover or extra security.
Emergency Roller Shutter Repairs
Sometimes, maintenance is not enough, and unexpected damage may occur due to vandalism, weather, or mechanical failure. In these cases:
- Contact a 24/7 emergency roller shutter repair service
- Avoid using the shutter until a technician inspects it
- Secure the premises using temporary barriers or locks
- Document the damage for insurance or warranty claims
Many repair specialists in the UK offer same-day response for commercial properties, especially in high-risk industries or busy retail locations.
Choosing a Roller Shutter Maintenance Company
When selecting a maintenance provider, ensure they offer:
- FENSA or DHF certification
- Emergency repair availability
- Experience with your shutter type
- Transparent service contracts
- Detailed inspection reports
Reliable companies will offer scheduled maintenance plans for businesses, landlords, and homeowners that include periodic servicing and priority emergency support.
Final Thoughts
Roller shutter maintenance is a critical aspect of ensuring your property remains secure, compliant, and functional. By conducting regular inspections, keeping moving parts clean and lubricated, and enlisting professional help when needed, you can prevent costly breakdowns and extend the life of your shutters significantly.
Whether you operate a busy warehouse, manage a high street shopfront, or own a private garage, investing time and effort in roller shutter maintenance will always pay off in the long run.