How Salt Air Affects Commercial Doors on the Jersey Shore

If you own or manage a building near the water, you have probably seen it: a steel door that rusts out at the bottom, a closer that starts leaking after a few summers, a panic bar that gets stiff and sticky. Doors at the Jersey Shore simply work harder than doors inland.

The good news is that most salt air damage is predictable. With the right materials and a little routine maintenance, commercial doors in Cape May County can last for many years.

Why salt air is so hard on doors

Ocean air carries fine salt particles that settle on every surface. When that salt mixes with humidity, it forms a film that speeds up corrosion on steel, iron and many hardware finishes. Near the beach, wind also drives sand into hinges, thresholds and the moving parts of locks and exit devices, where it acts like sandpaper.

Add summer heat, winter storms and heavy seasonal traffic, and you get a tough environment for any opening. The closer a building is to the ocean or the bay, the faster the damage tends to show.

What fails first

In our experience, these are the parts that give out first on shore properties:

• Hinges and pivots. Plain steel hinges rust, bind and eventually sag, which leads to doors that drag or will not latch.
• Door closers. Corroded arms and failing seals cause leaks and doors that slam or will not close.
• Panic hardware and exit devices. Salt and sand work into the internal parts, making the bar stiff or causing the latch to stick.
• The bottom of steel doors. Water and salt collect at the bottom edge, where rust often starts and works its way up.
• Frames at the floor. Steel frames can corrode where they meet wet concrete, weakening the anchors that hold the door in place.
• Locks and cylinders. Corrosion makes keys hard to turn and can leave a business unable to lock up.
• Weather seals and thresholds. Sun, salt and sand wear them out, letting in water and drafts.

Choosing materials for the coast

When it is time for a new door or new hardware, a few choices make a big difference near the water:

• Galvanized or galvannealed steel. For exterior hollow metal doors and frames, a zinc coated steel holds up far better than plain cold rolled steel. Galvannealed A60 is a common choice for exterior openings.
• Stainless steel hinges and hardware. Stainless hinges, pivots and exit device components resist rust much better than plated steel.
• Quality aluminum storefront finishes. Anodized or high performance painted aluminum stands up well when it is cleaned regularly.
• Closers with corrosion resistant finishes. Heavy duty closers with protective finishes last longer in coastal exposure.
• Fiberglass doors for the harshest spots. For openings that see constant spray or wet conditions, fiberglass reinforced doors are an option worth considering because they do not rust.

A simple maintenance routine

You do not need a full time maintenance crew to keep doors in good shape. A few habits go a long way:

1. Rinse. Wipe down or rinse exposed hardware and storefront frames with fresh water periodically to remove salt buildup, especially after storms.
2. Lubricate. Lubricate hinges, lock cylinders and exit devices with a product suitable for that hardware.
3. Check closers. Look for oil leaks, loose arms and doors that slam or fail to latch. A quick adjustment early prevents bigger failures.
4. Keep thresholds clear. Sweep sand out of thresholds and door tracks so it does not grind down moving parts.
5. Touch up paint. Spot treat chips and scratches on steel doors and frames before rust gets a foothold.
6. Inspect the bottoms. Look at the bottom edge of steel doors and the base of frames for bubbling paint or rust.

Opening and closing a seasonal business

For businesses that close or slow down for the winter, the start and end of the season are the perfect times to check your doors.

In the fall, make sure every exterior door closes, latches and locks securely, check that weather seals are intact, and schedule any replacements while your business is quiet.

In the spring, test every exit device and closer, confirm automatic operators work, clean and lubricate hardware, and repair anything that failed over the winter before the crowds arrive.

Repair or replace?

Many coastal door problems can be repaired: a new closer, new hinges, a new exit device or a new door bottom can add years of life. It is usually time to replace the door, frame or both when:

• Rust has eaten through the door skin or the frame at the floor
• The frame is out of square and the door will no longer latch reliably
• The door has been repaired repeatedly and keeps failing
• The opening needs to meet current fire rating or accessibility requirements

If you are not sure which way to go, we will look at the opening and give you an honest recommendation.

This article is general maintenance guidance. Always follow the manufacturer's instructions for your specific doors and hardware, and keep fire rated doors and exit devices in their approved, labeled condition.