Closer leaking, fire label peeling, door wedged open? We fix it before the inspector finds it.
Every commercial building in Richmond has mandoors — back doors, fire exits, mechanical rooms. We service them on the same visit as your overhead doors. Same crew, same warranty, same invoice. ANSI A250.8 compliant hardware on every truck.
Pricing at a glance — Building-level mandoor service
Get a written quote →The smart structure for any Richmond building with multiple mandoors: a single visit covers every door on the property, with per-door rates that drop sharply with volume.
Single-door repair (callout)$189 callout + parts
Closer · hinge · latch · seal · panic device
Whole-building inspection$489 flat (up to 10 doors)
Every mandoor on the property · written report · code-violation log
3–9 doors · Annual contractfrom $79/door/year
One scheduled visit · 21-pt inspection · 10% off parts
10–20 doors · Bi-annual contractfrom $69/door/visit
2 visits/year · code-compliance audit · 15% off parts
21+ doors · Enterprise contractfrom $59/door/visit
Quarterly visits · asset register · 25% off parts
New 36"×80" non-rated mandoorfrom $1,489 installed
Standard frame · closer · weather seal · basic lever lock
New 90-min fire-rated mandoorfrom $2,189 installed
Fire frame · fire-rated closer · panic device · label inspection
Bundled with overhead door / dock equipment / sliding gate maintenance under a single facility contract. Volume rates apply at 4+ doors on a coordinated visit. 1-year labour warranty on every job.
Mandoor, man door, personnel door, pedestrian door — same door, different names
Whatever your building manager calls it, it's the same thing: a walk-through steel door in a commercial building. Back doors, stairwell doors, mechanical room doors, fire exits, interior corridor doors — every one of them is a mandoor. The name changes by industry and region; the hardware problems are identical.
In Richmond warehouses and industrial buildings, "mandoor" is the most common term. Property managers often say "personnel door." Architects specify "hollow metal door" or "HM door." General contractors write "steel door assembly." Fire marshals inspect "fire-rated door assemblies." We service them all.
A mandoor in a commercial building is not a residential door. It's a 16-gauge or heavier steel leaf in a welded steel frame, with a commercial-grade door closer, a multi-point latch, and — in rated applications — fire-rated hardware throughout. Residential hardware is not compliant and will fail inspection.
It's almost never the door itself — it's the hardware
A steel mandoor lasts 30–50 years. The hardware on it — closer, hinges, latch, seals — lasts 5–15 years under commercial use. These are the five failures we fix most often in Richmond buildings.
Door Closer Failure
The door is still fine — the closer above it isn't. Hydraulic fluid leaks internally, the valve seat wears, or the adjusting screws vibrate loose. The door stops pulling itself shut, the fire separation is broken, and you have a code violation the moment a fire marshal walks through. Common brands we service: LCN · Norton · Dorma · Sargent · Stanley · Yale. Parts on every truck — most closer repairs are completed same visit.
Hinge Sag and Stripped Screws
A heavy steel mandoor on worn hinges drops at the latch end. The door drags on the frame, the latch won't engage, and the closer fights the misalignment until it fails too. Stripped screw holes in hollow metal frames are a separate but related problem — the screws spin but don't hold. We replace worn hinge pins, fill stripped holes with anchoring epoxy, and reinstall with full-length hinge screws. Continuous hinge replacements and full hinge sets done on-site.
Panic Hardware (Exit Device) Failure
Push-bar panic devices take thousands of cycles a year. The latch retraction mechanism wears, the push bar sags, or the dogging cam fails. In a fire, a panic device that doesn't retract cleanly is a life-safety failure — and in a code inspection, a non-functioning exit device is an immediate deficiency. Brands we carry: Von Duprin · Detex · Yale · Sargent. Push-bar adjustment, dogging, latch retraction repair, and full device replacement — all done first visit.
Weather Seal Degradation
The bottom sweep wears through. The perimeter seal compresses and loses contact. On fire-rated doors, the intumescent strip that expands to seal smoke and flame becomes brittle and cracks. The result: draft, water infiltration, and a fire assembly that no longer works as rated. We replace bottom sweeps, perimeter seals, door shoes, astragals, and intumescent strips. Only UL-listed intumescent seals on rated assemblies — no substitutions.
Frame Damage
A forklift clip, a door kicked open too hard, or years of settling can bend or pull a frame out of plumb. A twisted frame means the door can't close squarely — the closer fights the misalignment and fails early, the latch won't seat, and the fire separation is compromised. We straighten bent frames, re-anchor pulled-out frames, and replace frames when damage is too severe. Steel replacement frames with the correct fire rating — no wood substitutions in rated openings.
Door closers — the single most-replaced mandoor part
LCN · Norton · Dorma · Sargent · Yale · Falcon.
Hydraulic, pneumatic, electromagnetic hold-open.
A failed closer on a fire-rated mandoor is an instant code violation — the door is no longer self-closing. Closer replacement is a 30-minute job. We stock the most common units on every truck.
HEAVY-DUTY SURFACELCN 4040XP
LCN 4040XP / 4030 Series
The North American workhorse. The single most common closer on Richmond commercial mandoors.
- Cast iron body
- Adjustable spring sizes 1–6
- ANSI A156.4 Grade 1
- Hold-open arm option
- Backcheck + delayed action
- 10-yr warranty
HEAVY-DUTY SURFACENORTON 8501/8500
Norton 8501 / 8500 Series
Premium grade-1 closer. Common in Richmond institutional and high-cycle commercial.
- Tri-style: regular/parallel/top-jamb
- Sizes 1–6 spring
- Adjustable hydraulic backcheck
- ANSI A156.4 Grade 1
- Stainless arm available
- Fire-rated compatible
INDUSTRIAL CONCEALEDDORMA TS83
DormaKaba TS83
German-engineered. Common on Richmond European-influenced commercial buildings and high-end strata.
- Adjustable EN 2–6 force
- Built-in hold-open option
- Slim transom design
- Fire-rated UL 10C
- 10-yr warranty
- Surface or transom mount
GRADE-1 SURFACESARGENT 281 / 351
Sargent 281 / 351 Series
Robust commercial closer. Common on Richmond warehouse personnel entries — built to take abuse.
- ANSI A156.4 Grade 1
- Sizes 1–6
- Adjustable backcheck + delayed action
- Hold-open optional
- Stainless arm available
- 10-yr warranty
ELECTROMAGNETIC HOLD-OPENLCN SEM 7800
LCN SEM Smoke-Activated Hold-Open
The right way to legally prop a fire-rated door open — auto-releases on alarm. Replaces the wedge.
- Magnetic hold-open arm
- Releases on fire alarm signal
- Code-compliant prop-open
- Wired to fire panel
- UL listed
- Required for legal hold-open
PNEUMATIC INDUSTRIALSARGENT 1330
Sargent 1330 Pneumatic Closer
Specialty closer for high-cycle warehouse use. Pneumatic operation, longer life under heavy use.
- Pneumatic operation
- Heaviest-duty available
- Cold-weather compatible
- 10-yr warranty
- For >500 cycles/day
- Often replaces failed hydraulic units
Panic / exit hardware
Von Duprin · Sargent · Yale · Detex · Falcon.
Rim, mortise, vertical-rod, electrified.
A panic bar that won't retract from the inside is a code violation that gets buildings shut down on inspection. We service every major brand and stock the most common rim devices on the truck.
INDUSTRY STANDARD RIMVON DUPRIN 99
Von Duprin 99 Rim Exit Device
The standard panic bar across North American commercial — used where the building owner wants 50-year hardware.
- ANSI A156.3 Grade 1
- Fire-rated UL 10C
- Rim, mortise, surface vertical rod, concealed vertical rod options
- ADA push-pad design
- Stainless or anodized finish
HEAVY COMMERCIAL RIMSARGENT 80 SERIES
Sargent 80 Series Exit Device
Grade-1 panic device with electrified options. Common in Richmond high-security and access-controlled commercial.
- ANSI A156.3 Grade 1
- Fire-rated variants
- Electrified rim / mortise options
- Request-to-exit signalling
- 10-yr warranty
- Direct retrofit for Von Duprin 99
CONCEALED VERTICAL RODYALE 7000 / FALCON 25
Yale 7000 / Falcon 25 CVR
Concealed vertical-rod variant — used where aesthetics matter on Richmond commercial entries.
- Rods hidden inside door
- Top + bottom latching
- Fire-rated 3-hr
- Wider door applications
- Higher cost, cleaner look
- Pairs available
INDUSTRIAL TOUCH-BARDETEX ADVANTEX / V40 SERIES
Detex V40 / Advantex
Industrial-grade alarm and night-latch exit devices. Common at Richmond warehouse delayed-egress and back-of-house.
- Audible/visual alarm options
- Delayed-egress models
- Cellular-tested rugged build
- Battery backup variants
- Tamper-resistant
- Ideal for night-security applications
Locks, mortise & cylindrical
Schlage · Sargent · Yale · Corbin Russwin.
Mechanical and electrified options.
We supply and re-key every major brand. For high-security applications (restricted keyways, master-key schedules) we partner with a Richmond commercial locksmith for cylinder work.
GRADE-1 MORTISESCHLAGE L9000
Schlage L9000 Mortise Lock
The premium mortise lockset for Richmond commercial — used where the building owner wants 50-year hardware.
- ANSI A156.13 Grade 1
- Replaceable stainless faceplate
- Cylinder-controlled trim
- Modular function changes
- Lifetime mechanical warranty
- Best-in-class corrosion resistance
GRADE-1 CYLINDRICALSCHLAGE AL SERIES
Schlage AL Series Cylindrical Lock
Grade-1 cylindrical lock for commercial mandoors that don't need mortise. Standard Richmond commercial spec.
- ANSI A156.2 Grade 1
- 2-3/4" backset standard
- Anti-tamper trim
- Stainless construction
- ADA-compliant levers
- Easy retrofit
HEAVY-DUTY MORTISESARGENT 8200
Sargent 8200 Mortise Lockset
Commercial mortise alternative to Schlage L9000. Common on Richmond institutional and government buildings.
- ANSI A156.13 Grade 1
- Construction master keying
- Anti-friction latch bolt
- Architectural finishes
- Lifetime warranty
- Cross-references to Yale 8800
ELECTRIFIED MORTISESCHLAGE L9000 EL/EU
Schlage L9000 Electrified Mortise
Electric-strike or electrified-trim mortise for access-controlled Richmond commercial doors.
- Fail-safe (EL) or fail-secure (EU)
- 12V or 24V DC
- Request-to-exit signal
- Door position switch optional
- Integrates with card-reader access
- ADA compliant
Hinges
Standard ball-bearing · Continuous · Spring · Stainless.
Pin types: standard, non-removable, hospital tip.
Hinge sag and stripped frame screws are the second most common mandoor failure in Richmond. We fit hinges and install anchor epoxy the same visit.
HEAVY-DUTY BALL-BEARINGHAGER BB1199 / BB1191
Hager BB1199 / BB1191
The most common ball-bearing hinge on Richmond hollow-metal mandoors. 4½"×4½" standard.
- 4½"×4½" standard · 5"×4½" heavy
- Ball-bearing for high cycle
- Stainless-clad option
- NRP (non-removable pin) available
- Stainless steel option
- Lifetime warranty
CONTINUOUS & BARRELSTANLEY BBRC / ASSA ABLOY CHK
Continuous hinge — gear or pin-and-barrel
Continuous hinges for high-cycle Richmond warehouse and facility entries. Eliminates hinge point-load failures.
- Full door-edge support
- Ideal for high-cycle doors
- Aluminum or steel frame-friendly
- Aluminum or steel, multiple finishes
- NRP (non-removable pin) options
- Single hinge — simpler alignment
SPRING HINGEBOMMER SPRING HINGE
Bommer Spring Hinge
Self-closing spring hinge for Richmond mandoors that must self-close but don't justify a door closer.
- Built-in spring release
- No surface closer needed
- Fire-code suitable
- Tension adjustable
- Lower cost than closer equipment
- Stainless 4"×4" · 4½"×4½"
STAINLESS HEAVY-CYCLESTANLEY HEAVY-CYCLE SERIES
Stanley heavy-cycle hinges
Stainless steel hinges for Richmond food-grade, wash-down, and coastal environments.
- 304 or 316 stainless construction
- Continuous-service
- Ball-bearing pin
- Coastal environment approved
- Greater thickness standard
- Specify stainless for food/wash-down
Follow ANSI doors & frames on supply
Curries · Steelcraft · DCI · Pemko · Republic · Mesker.
ANSI A250.8 SDI Level 2 standard.
All doors supplied with matching hollow metal frames, 16-gauge minimum. Fire-rated doors include label inspection and fire-label compliance installation.
STANDARD HOLLOW METALCURRIES 707 / STEELCRAFT 1. SERIES
Curries 707 / Steelcraft 1. Series
The broad and wide Richmond door. Most available Richmond door — where the building owner wants 30-70 sizes.
- 20 to 70 sizes
- ANSI A250.8 Level 2 standard
- Embossment for stile options
- A variety of core options
- 5–10 business-day lead
- Available from ASSA ABLOY
FIRE-RATED HOLLOW METALSTEELCRAFT L-SERIES FIRE-RATED
Steelcraft L-Series Fire-Rated
UL-listed fire-rated hollow metal. Multiple fire ratings from LCN Allegion rated frames. Richmond standard.
- 20, 45, 60, 90-min fire ratings
- 17 or 18 closers top and sides
- Pin-replaceable, lockable steel
- Embossment to lower size tolerance
- Various core options
- For fire-rated openings only
HEAVY-DUTY INDUSTRIALDCI / PEMKO 16-GAUGE INDUSTRIAL
DCI / Pemko 16-gauge industrial
Heavy-gauge hollow metal for Richmond warehouse/commercial entries that take forklift and cart abuse.
- 16-ga steel minimum
- Max-cycle option
- Flush/raised panel options
- Dimensional frame drop
- Maximum-grade reinforcement
- Available to maximum gauge dimension
ARCHITECTURAL FINISHESARCHITECTURAL-FINISH MANDOORS
Architectural-finish mandoors
Factory-finished stainless or rough-coat mandoor for Richmond commercial strata that have the tools.
- Factory-finish stain
- Texture options available
- Custom sizes standard
- Standard A250.8 base
- Field + paint available
- ASA + ANSI colours available (SPEC)
30, 45, 60, 90, or 180 minutes — your building tells you which
Fire-rated mandoors are assemblies, not just doors. The rating (stamped on the fire label) tells you how long the assembly must contain fire and smoke. BC Building Code and BC Fire Code specify which rating is required at each type of opening.
Interior non-rated corridor openings. NFPA 80 minimum for doors that aren't part of a fire-rated wall assembly. Common in offices and retail.
1¾-hour assemblies at interior partitions, mechanical rooms, and low-risk service corridors. Often specified by architects in mixed-use buildings.
Standard warehouse and light-industrial fire separations. Required at occupancy boundaries in most BC industrial buildings.
The most common rating in Richmond commercial buildings. Required at 2-hour-rated separations — between floors, between tenants, and at exit corridor walls.
Stairwell enclosures and high-rise buildings. 3-hour-rated assemblies at exit stairs and vertical shafts. Full panic hardware required by BC Fire Code.
BC Fire Code requirement: Annual inspection and written documentation of all fire-rated door assemblies. A peeling, missing, or painted-over fire label is an immediate deficiency. A closer adjusted to hold the door open voids the assembly's fire rating. We produce the written inspection report on-site.
Spec language facility managers and GCs use
When you're specifying a mandoor replacement or writing a maintenance scope, here's the language that ensures you get commercial-grade hardware — not residential product installed in a commercial opening.
We supply and install to these specs on every new door and replacement job. If your RFP or lease agreement specifies a standard, we'll match it and document compliance in writing.
- ANSI A250.8 Level 2 (heavy commercial) minimum — 16-gauge cold-rolled steel door face
- Steel frame, 16-gauge welded construction with full-height anchors at head and jambs
- Door thickness: 1¾" (45mm) standard commercial — 1⅜" for interior non-rated applications only
- Fire rating: 20 / 45 / 60 / 90-min UL-listed assembly (door + frame + closer + hardware must all carry the rating)
- Door closer: ANSI A156.4 Grade 1 — surface-mounted or concealed overhead
- Lockset: ANSI A156.13 mortise, or ANSI A156.2 cylindrical — Grade 1 commercial minimum
- Panic device: UL listed · ANSI A156.3 · must be listed for the fire rating of the opening
- Hinges: NRP (non-removable pin) security hinges on outswing exterior and stairwell doors
- Brands: Allegion (LCN, Schlage, Von Duprin) · ASSA ABLOY (Yale, Norton, Sargent) · Stanley Security
The economics of one truck for both doors
Most Richmond commercial buildings pay two separate service companies — one for overhead doors and dock equipment, one for mandoors. The overhead door company won't touch the mandoor closer. The locksmith won't touch the overhead door spring. You get two callout fees, two invoices, two scheduling windows, and two sets of markup on parts.
We handle both on the same truck. One technician walks the property, inspects every door, and returns a single written proposal. Parts for overhead doors, dock equipment, and mandoors are on the same vehicle. Work is invoiced on a single ticket.
When we use the same truck for both:
- One callout fee covers the entire property — overhead and mandoors
- Per-door PM rates drop sharply when mandoors are bundled with the overhead door visit
- Parts markup is consistent across all door types on the same job
- One point of contact for scheduling, invoicing, and warranty claims
- Written report covers all door types — one document for your records
- Facility contract covers overhead doors + dock equipment + mandoors under one agreement
For a facility with 4 overhead doors and 8 mandoors, bundling the PM visit typically saves $300–$600 per year versus two separate service companies — before parts discounts.
Same contract as your overhead doors
If you already have a DoorChamp service agreement for your overhead doors or dock equipment, mandoors are added to the same contract — same visit schedule, same rate structure, same invoice.
For property managers and strata councils managing multiple buildings, we set up a master agreement that covers all units and all door types. One renewal, one point of contact, one annual report for your records.
A 20-point inspection is required on every mandoor at sign-up — so we know the condition of every door before we set the contract rate. No surprises on deferred maintenance.
What's in every facility contract:
- Scheduled PM visits — annual, bi-annual, or quarterly depending on door count and traffic
- 21-point mandoor inspection on every door at every visit
- Written deficiency report after each visit — suitable for fire marshal documentation
- 10–25% parts discount on all hardware installed under the contract
- Priority scheduling — contract customers jump the queue on same-day calls
- Single invoice covering all door types — overhead, dock, mandoor, sliding gate
- 1-year labour warranty on all work performed under the agreement
- Renewal reminder 60 days before contract end — no auto-renewals without confirmation
Frequently asked questions
Where We Work
Commercial Mandoor Service in Richmond & Metro Vancouver
DoorChamp is based in Richmond, BC and provides same-day commercial mandoor service to homeowners and businesses across Metro Vancouver — including Richmond, Vancouver, Burnaby, Delta, Surrey, New Westminster, Coquitlam, Ladner, Tsawwassen, North Vancouver.
Richmond
Home base
Vancouver
Burnaby
Delta
Surrey
New Westminster
Coquitlam
Ladner
Tsawwassen
North Vancouver
Not sure if we cover your neighbourhood? Call (778) 732-0588 — we'll let you know right away. View the full service area list.
Mandoor service + overhead door service. One truck, one warranty.
Send us your building address and a rough door count — overhead doors, mandoors, gates, dock equipment. We'll quote everything under a single facility contract — or by-the-call for one-off repairs.