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 Burien, WA
Gate motor and opener work in Burien usually comes down to three things: marine air, old hardware, and sloped lots. Most homes here were built between the 1950s and 1970s, which means original gate frames and motors are now decades past their intended service life. Add the salt-laden moisture off Puget Sound, and you get hinge corrosion and motor wear that inland cities like Renton simply don’t see. We repair, replace, and document every job with a written price before anyone picks up a tool. Call (928) 260-0864 and a live person answers, any hour.
Why Burien Homes Are Different
Burien’s western edge sits directly on Puget Sound. Neighborhoods like Seahurst and Three Tree Point take constant salt-laden marine air, and that air works on gate hardware the way road salt works on a car frame. Hinges that would last fifteen years in Tukwila can corrode nearly through in half that time on the waterfront side of Burien. We routinely replace stainless steel hinge pins on gates where the zinc plating has been eaten away entirely.
The housing stock matters too. Burien is heavily built out with post-WWII tract homes, and many still have their original wood-framed or chain-link gates. After fifty or sixty years of Pacific Northwest rain and fog, the wood is swollen, the posts have shifted, and the latch hardware is past saving. Bluff-top and hillside properties descending toward the Sound are common here, which means racked or step-panel gate configurations that follow a sloped driveway. That’s a more specialized installation than a flat suburban lot, and it changes how we set motor mounts and limit switches.
On the western bluffs, we specify marine-grade stainless or hot-dipped galvanized hardware on any install within a few blocks of the water. The locals who’ve lived here long enough already know why. The ones who just moved in from the east side usually find out at the first hinge failure.
Our Main Burien Services
Most Burien homeowners call us for one of two things: a gate that won’t move, or a gate that was never installed correctly for the terrain and climate in the first place. Here’s what each involves.
Gate Repair in Burien
Burien gate repair means diagnosing why a gate stopped working, then fixing it without replacing parts that still have life in them. On the waterfront side, that almost always includes rust assessment at the hinge points. On hillside lots, it often means a gate that sagged because the post shifted in wet clay soil. We document what we find, hand you a written price, and photograph every adjustment before we leave. Gate Repair in Burien covers the full range of what we fix here, from fallen gates to dead operators.
Gate Installation in Burien
New gate installation in Burien has to account for the site before the first post hole is dug. Racked or step-panel configurations are common on the hillsides, and waterfront properties need marine-grade hardware from the start. We measure the slope, check the soil, and write a scope that includes the exact hardware grade and motor model before you approve anything. Gate Installation in Burien walks through what a full install looks like from survey to final photo record.
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 Burien
Gate motors in Burien fail from two directions. First, the damp marine air gets into control boards and corrodes terminal connections, especially on gates within a mile of the Sound. Second, many Burien homes still run their original 1970s-era operators, and those motors were never designed for fifty years of Seattle-area moisture. Gate Motor & Opener work is what we do most often here: diagnose the operator, replace only what failed, and document every limit-switch setting and wiring change before we leave.
Motor Repair
Signs you need it
The gate hums but doesn’t move, reverses direction mid-travel, or trips its breaker repeatedly.
What it costs in Burien
Most motor repairs in Burien run between $220 and $480, depending on whether the failure is in the capacitor, the limit switch assembly, or the control board.
How we do it
We bench-test the motor, pull the capacitor and limit-switch readings, replace only the failed component, then photograph the new settings for your record.
Motor Installation
Signs you need it
The motor has seized entirely, draws excessive current, or is old enough that repair parts are no longer manufactured.
What it costs in Burien
A full motor replacement in Burien typically runs between $450 and $900, with the motor itself accounting for $250 to $550 of that.
How we do it
We match the new motor to your existing gate weight and travel distance, mount it to the existing bracket where possible, and reprogram the travel limits before testing under load.
What Gate Motor & Opener Costs in Burien
| Item | Typical range in Burien |
|---|---|
| Motor repair | $220 - $480 |
| Motor replacement | $450 - $900 |
| Control board replacement | $180 - $420 |
Can you fix a gate motor the same day in Burien?
We carry common BFT and Linear motor components in our service vehicles, so many motor repairs in Burien are completed same-day. The written price is handed to you before any work begins, and you approve it first.
What brand of gate motor should I use in Burien?
We service whatever motor is already on your property rather than steering you toward a replacement. For new installs on waterfront lots, we recommend motors with sealed control boards to withstand the marine air. Call (928) 260-0864 for specifics on your gate.
Gate Access Control in Burien
Access control for Burien gates means the keypad, remote receiver, phone entry unit, or card reader that tells the motor to open. The marine moisture that eats hinges also corrodes keypad contacts and receiver terminals faster here than inland. We work on every common access-control protocol and wire the system so it doesn’t fail in the first fog season. Gate Access Control covers all the entry methods we install and repair.
Keypad Entry
Signs you need it
Some keys don’t register, the keypad works intermittently in damp weather, or the housing shows visible corrosion.
What it costs in Burien
Keypad replacement in Burien generally runs $170 to $380, including the new unit and reprogramming.
How we do it
We verify the wiring at the terminal block, replace the keypad with a sealed or weather-rated unit, program your codes, and photograph the finished wiring.
Remote Control
Signs you need it
The remote only works when you’re close to the receiver, or one remote stops working while others still function.
What it costs in Burien
Adding or replacing a remote receiver in Burien typically falls between $150 and $310, depending on whether the existing receiver can be reprogrammed.
How we do it
We test signal strength at the gate, replace the receiver if the board is corroded, and pair all remotes before walking you through the programming.
What Gate Access Control Costs in Burien
| Item | Typical range in Burien |
|---|---|
| Keypad replacement | $170 - $380 |
| Remote receiver replacement | $150 - $310 |
| Phone entry system | $500 - $1,200 |
Does damp weather in Burien affect gate keypads?
Yes, noticeably. We see higher keypad failure rates in Seahurst and Three Tree Point than anywhere else in Burien because salt-laden moisture corrodes the circuit contacts. Sealed keypads with conformal-coated boards last meaningfully longer.
Can you program an access system the same appointment as a motor repair?
Yes. When we schedule a motor repair in Burien, we can test and reprogram your keypad, remotes, and card reader during the same visit. The price for any additional access-control work is written out before we start.
Gate Parts & Welding in Burien
Gate parts and welding are where Burien’s salt air shows up most aggressively. Hinges, latch posts, and steel frames on the waterfront side corrode at a rate that surprises people who moved here from inland King County. We replace the worn hardware and weld or reinforce the frame so the gate hangs square and swings true again. Gate Parts & Welding is the service that keeps an older gate in service instead of handing you a replacement quote for a gate that still has decades of structure left.
Hinge Replacement
Signs you need it
The gate sags at the free end, scrapes the ground, or the hinge pin shows visible rust bloom and pitting.
What it costs in Burien
Hinge replacement in Burien ranges from $140 to $380 per hinge depending on size and whether the post needs reinforcement.
How we do it
We support the gate’s weight, cut or unbolt the failed hinge, install a marine-grade or hot-dipped galvanized replacement, and verify the gate swings level before photographing the work.
Rail Repair
Signs you need it
The slide rail is bent, the v-wheels wear unevenly, or the gate binds at a specific point along its travel.
What it costs in Burien
Rail repair in Burien typically costs $230 to $520, including straightening or section replacement and realigning the rollers.
How we do it
We check the rail for wear and deflection, replace or straighten the damaged section, and reset the roller spacing before testing the full travel path.
What Gate Parts & Welding Costs in Burien
| Item | Typical range in Burien |
|---|---|
| Hinge replacement | $140 - $380 per hinge |
| Rail repair | $230 - $520 |
| Custom welding (hourly) | $85 - $140 per hour |
Do I need marine-grade hinges if I’m not directly on the water in Burien?
If you’re within about a mile of the Sound, the marine air is concentrated enough that we recommend it. Farther east in Burien, standard galvanized hardware holds up better, but waterfront lots need the upgrade.
Can you weld a broken gate frame in the rain?
We don’t weld in active rain; the joint quality suffers. We schedule welding on dry days, and if the forecast turns during a Burien job, we protect the work area and reschedule the weld at no charge for the return visit.
Brands We Service in Burien
We work on BFT, Linear, Viking, and Ghost Controls operators, among the nine major brands we service, and carry common components for those in our vehicles. Our brands page lists everything we service and what we stock. Most parts are in hand same-day, which keeps most Burien repairs to a single visit.
Pricing for Gate Repair in Burien, WA
| Service | Typical range in Burien |
|---|---|
| Motor repair | $220 - $480 |
| Motor replacement | $450 - $900 |
| Control board replacement | $180 - $420 |
| Keypad replacement | $170 - $380 |
| Remote receiver replacement | $150 - $310 |
| Phone entry system | $500 - $1,200 |
| Hinge replacement | $140 - $380 per hinge |
| Rail repair | $230 - $520 |
| Custom welding | $85 - $140 per hour |
Two things push prices up in Burien more than anything else: waterfront proximity and how long the corrosion has gone untreated. Hinges that have been ignored for years often take the post with them, which adds a post-replacement line to the job. Whatever the scope, you get the written price before we start, and you approve it first. That’s Haven Standard Clause 1: have it in writing.
Neighborhoods We Serve in Burien
We work across Burien, from the Sound-facing bluffs of Seahurst and Three Tree Point to the inland neighborhoods around downtown. Each area has its own wear pattern, but the marine influence fades noticeably as you move east.
- Seahurst
- Three Tree Point
- Downtown Burien
- Boulevard Park
- Gregory Heights
Service Area - Cities Near Burien
Our crews work throughout the Puget Sound region. If you’re in Seattle, WA, Tacoma, WA, Spokane, WA, or Vancouver, WA, we can schedule a gate service visit with the same written-price and documented-record process we use in Burien.
Serving Burien, WA - Our Local Coverage Area
We’re based in the Burien 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 Burien
Most gate repairs and like-for-like replacements don’t require a permit in Burien. New installations with poured concrete footings or substantial post work may trigger a review depending on scope. We’ll flag any permit question in your written scope before work begins.
We serve Three Tree Point and the rest of Burien with same-day availability for most urgent repairs like fallen gates or dead openers. Call us and a live person answers 24/7 to get your gate on the schedule.
If your Burien HOA has spec requirements for gate style, hardware grade, or color, we work to that spec and document compliance in your written record. Bring the HOA’s written requirements and we’ll price to them exactly.
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 Burien 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.