Free on-site gate assessment - hinges, posts, and your LiftMaster or Nice gate operator checked before anything is quoted
The assessment is free and the quote is the invoice.
Before
After
Before
After
Before
AfterGate Repair in Kendall, FL
Gate motor and opener failure in Kendall runs highest in the 1993-1998 post-Hurricane Andrew rebuild communities, where 25-to-30-year-old swing and slide operators are now failing at roughly the same time. Most calls we answer in Kendall start the same way: a gate that worked for years suddenly stops mid-travel, or grinds, or opens but won’t close. The limestone bedrock and high water table under Kendall shift concrete gate posts enough to throw operator limits out of alignment season after season. If your gate is acting up, call (928) 260-0864 and we’ll give you a written price before any work starts.
Why Kendall Homes Are Different
Kendall is the epicenter of Miami-Dade’s master-planned HOA boom. Communities like The Hammocks, one of the largest HOA communities in the United States, were built or re-gated after Hurricane Andrew in 1992. That means thousands of community-access and subdivision gates installed between 1993 and 1998 are now 25 to 30 years old and failing in clusters. The shallow limestone bedrock and extremely high water table cause concrete gate column footings to crack and shift, producing misalignment problems that rarely show up in higher-elevation Florida markets.
The salt-laden air pushed inland from Biscayne Bay corrodes hinges, motor housings, and control boards on Kendall’s wrought-iron and steel swing gates faster than nearly anywhere else in the state. Photocell sensors and loop detectors degrade under intense subtropical UV and a daily summer thunderstorm cycle that averages over 130 storm days per year. And because Miami-Dade County’s wind-load codes are among the strictest in the nation after the Andrew-era revisions, even a routine gate post replacement can require engineered drawings and a county permit that would be unnecessary in neighboring Broward County. These conditions shape every repair we perform in Kendall.
Our Main Kendall Services
Kendall homeowners call us most often for two things: repairing gates that have failed and installing new gates built to Miami-Dade wind-load standards. Here’s what each involves in this part of Miami-Dade.
Gate Repair in Kendall
Most repair calls in Kendall trace back to operator wear, misaligned posts, or corroded hardware on gates installed two decades ago. We diagnose the specific failure, document it with photos, and hand you a written price before any tool comes out. The full scope of repair work in Kendall is covered on our Gate Repair in Kendall page.
Gate Installation in Kendall
New gate installations in Kendall must account for Miami-Dade wind-load requirements, the high water table, and HOA architectural standards. We measure, order, and schedule every install with a written scope and price up front. Details on what a full installation includes are on our Gate Installation in Kendall page.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
BeforeAfterGate Motor & Opener in Kendall
Gate motors and openers in Kendall work harder than most because they’re mounted on posts that shift with the water table and they sit in salt-laden air that attacks the housing and control board. A motor that was installed during the post-Andrew rebuild is often a Viking, Ghost Controls, or Elite unit that has now exceeded its design life by several years. Our Gate Motor & Opener work covers diagnosis, repair, and replacement on all nine major brands we service, and every job ends with a photographed record of what we found and what we set.
Motor Installation
Signs you need it
The motor hums but the gate doesn’t move, or the operator trips its breaker repeatedly.
What it costs in Kendall
Most motor installations in Kendall run $850-$1,500 for the operator and labor, depending on brand and whether the arm bracket is intact.
How we do it
We remove the old operator, install the new motor on the existing or re-anchored bracket, set limits, wire the board, and photograph every connection before we leave.
Motor Repair
Signs you need it
The gate opens halfway and stops, or the motor makes a grinding noise during travel.
What it costs in Kendall
Motor repairs in Kendall typically run $180-$340, covering board diagnostics, limit resets, capacitor swaps, or gear adjustments.
How we do it
We test the board and limit readings, replace the failed component, reset travel, run three full cycles, and document the repair with photos and part numbers.
What Gate Motor & Opener Costs in Kendall
| Item | Typical range in Kendall |
|---|---|
| Motor repair (limit reset, capacitor, gear adjust) | $180-$340 |
| Motor installation (operator + labor) | $850-$1,500 |
| Board replacement | $300-$650 |
Can you replace a gate motor the same day I call?
If we have the operator on the truck and the post is sound, yes. Kendall jobs where the post has shifted may need a re-anchor first, which we’ll quote in writing before starting. Call (928) 260-0864 for an exact quote.
Why does my Kendall gate open but not close?
Almost always it’s a misaligned photo-eye beam or a corroded limit switch. Salt air and afternoon storms push both out of spec faster here than inland. We reset and photograph the correction on every visit as part of the standard fee.
Gate Access Control in Kendall
Access control failures in Kendall follow the wet-season calendar: when the ground saturates, pavement shifts, and buried loop detectors crack or waterlog. The result is a “gate won’t open” complaint that is actually a loop detector problem under the asphalt. Our Gate Access Control work covers keypads, remotes, phone entry, card readers, and video intercoms, and we document every setting change with photos as required under Clause 4 of the Haven Standard.
Keypad Entry
Signs you need it
The keypad accepts some codes but not others, or fails entirely after a storm.
What it costs in Kendall
Keypad replacement or repair in Kendall runs $250-$500 including the new unit and programming.
How we do it
We test each relay, replace or reprogram the keypad, confirm all active codes, and leave you a printed list of what was changed.
Video Intercom
Signs you need it
You can hear the visitor but no picture appears, or the call button doesn’t ring inside the house.
What it costs in Kendall
Video intercom repairs in Kendall generally run $300-$700, while full replacement with a DoorKing or similar system runs $1,000-$2,500.
How we do it
We trace the wiring from the entry panel to the indoor monitor, replace the failed component, and test both audio and video before we close it up.
What Gate Access Control Costs in Kendall
| Item | Typical range in Kendall |
|---|---|
| Keypad replacement or repair | $250-$500 |
| Video intercom repair | $300-$700 |
| Video intercom replacement | $1,000-$2,500 |
Why does my gate keypad stop working after it rains in Kendall?
Kendall’s daily summer thunderstorms drive moisture into keypad seals and corrode the contact points. The fix is usually a new weatherproof keypad and a re-sealed junction box, not a whole system replacement. Call (928) 260-0864 and we’ll confirm over the phone.
Can you take over an HOA gate system that another company installed?
Yes. We work on LiftMaster, FAAC, BFT, Linear, Viking, Ghost Controls, DoorKing, Elite, and Mighty Mule systems. We read the existing wiring diagram, document current limit settings, and build a written map of the system before making any change.
Gate Parts & Welding in Kendall
Kendall’s salt-laden air and high water table work together on steel and wrought-iron gate hardware, rusting hinges and rack rails from the outside while shifting posts crack footings from below. We stock replacement parts for most common Kendall gate systems and perform Gate Parts & Welding on site, no subcontractor involved. Before any weld or part replacement, you get a written price and a photo record of the failing component.
Hinge Replacement
Signs you need it
The gate sags on one side, drags against the ground, or makes a sharp squeal when opening.
What it costs in Kendall
Hinge replacement in Kendall runs $150-$400 per hinge, depending on gate weight and whether welding is required.
How we do it
We support the gate, cut or unbolt the old hinge, weld or bolt the new one, and confirm the gate swings level with even clearance.
Post Replacement
Signs you need it
The gate post leans visibly or the operator bracket has pulled loose from cracked concrete.
What it costs in Kendall
Post replacement in Kendall runs $600-$1,500 depending on post size, depth, and whether Miami-Dade wind-load engineering is required.
How we do it
We remove the old post, dig or core a new footing to the depth the soil requires, set the post in concrete, and brace it until the pour sets.
What Gate Parts & Welding Costs in Kendall
| Item | Typical range in Kendall |
|---|---|
| Hinge replacement | $150-$400 per hinge |
| Post replacement | $600-$1,500 |
| Rail repair | $250-$600 |
Can you weld a broken gate rail in place without taking the gate down?
Most rail repairs on swing and slide gates can be welded in place after we support the gate and grind back the rust. The repair is photographed, and you get part numbers and a written price before we strike an arc.
Why do gate posts crack in Kendall but not in other parts of Florida?
Kendall’s shallow limestone and extremely high water table expand and contract with the wet season, slowly levering concrete footings until they crack. This is a soil condition problem, not a gate quality problem, and it’s the most common reason Kendall gates need post work.
Brands We Service in Kendall
We service all nine major gate-automation brands, including Viking, Ghost Controls, DoorKing, and Elite. Common board and limit parts are stocked locally for these brands so most Kendall repairs don’t wait on a parts shipment. See our brands for the full list and the documentation standard we follow on every visit.
Pricing for Gate Repair in Kendall, FL
| Service | Typical range in Kendall |
|---|---|
| Motor repair (limit reset, capacitor, gear adjust) | $180-$340 |
| Motor installation (operator + labor) | $850-$1,500 |
| Board replacement | $300-$650 |
| Keypad replacement or repair | $250-$500 |
| Video intercom repair | $300-$700 |
| Video intercom replacement | $1,000-$2,500 |
| Hinge replacement | $150-$400 per hinge |
| Post replacement | $600-$1,500 |
| Rail repair | $250-$600 |
Prices in Kendall edge higher when a post has shifted and the operator or hinge work requires re-anchoring, or when Miami-Dade wind-load engineering adds permit drawings to a post replacement. Whatever the job, the price we quote in writing is the price you pay, agreed before any work starts, no surprise invoice at the end.
Neighborhoods We Serve in Kendall
We dispatch technicians to every part of Kendall, from the HOA gates of The Hammocks to the older subdivisions near Kendall Drive and the newer developments west of the Turnpike. A technician is typically on site within 60 to 90 minutes for emergency and standard repair calls.
- The Hammocks
- Kendall West
- Kendall Lakes
- Country Walk
- Three Lakes
Service Area - Cities Near Kendall
Our Kendall technicians cover the full Miami-Dade metro and we coordinate dispatch across South Florida. If your gate is in Miami, FL, up the coast in Jacksonville, FL, or across the state in Tampa, FL or Orlando, FL, one dispatch team handles the full service area and a live person answers the phone around the clock.
Serving Kendall, FL - Our Local Coverage Area
We’re based in the Kendall area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Gate Repair in Kendall
Dispatch is coordinated from our South Florida office, and a technician is typically on site in Kendall within 60 to 90 minutes for standard and emergency repair calls. A live person answers the phone 24/7, no voicemail loop or callback queue.
Most repairs don’t need approval, but some HOA communities in Kendall have architectural standards that govern gate style and color. When a post replacement requires Miami-Dade wind-load engineering, we coordinate the permit drawings and the county paperwork as part of the written scope.
Yes. Every job in Kendall gets a written price before any tool comes out, under Clause 1 of the Haven Standard. That price is flat, agreed in advance, and never revised upward at the end. Call (928) 260-0864 for a free estimate on any gate repair in Kendall.
What happens when you call
- 1A real person answersNo phone trees - talk to a local gate repair pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Kendall Customers Say
"They installed the opener and left me a diagram of the wiring and the limit settings. When I needed a second remote programmed I could do it myself."
- Nadine C."The safety loop had never been installed correctly by the previous company. They showed me the reading, fixed it, and did not charge me for the diagnosis."
- Patrick H."Our gate was hit by a delivery truck. They came out, documented the damage properly for the insurer, and the claim went through without an argument."
- Camille R.