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
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Before
AfterGate Repair in Kenmore, WA
Gate motor and opener failures in Kenmore follow a pattern we don’t see six miles inland. The lake-level humidity off Lake Washington keeps control boards, limit switches, and hinge steel damp for months at a time, and much of the town’s housing stock is mid-century ranch construction with fence-and-gate systems now entering their fifth or sixth decade. When an opener stops working here, the cause is usually corrosion inside a board or a post that has rotted at the soil line, sometimes both. We service nine automation brands and write the price down before any work starts. Call (928) 260-0864 and you’ll get a live person, any hour.
Why Kenmore Homes Are Different
Kenmore sits at the north tip of Lake Washington, and that position puts residential gates in contact with two moisture sources at once: the Pacific Northwest’s rain season and the year-round humidity coming off the water. Fog lingers at ground level long after a storm passes, so gate posts stay continuously damp instead of cycling through wet and dry periods like they do in Bothell or Woodinville. The result is rot at the post base and rusted hinges, springs, and latch hardware on gates that still look fine from ten feet away.
Much of the housing stock was built between the 1950s and the 1970s, when Kenmore was still unincorporated King County land. Those original wooden fence-and-gate runs are now 40 to 60 years old. Lakefront and near-lake lots tend to be larger, with perimeter fencing that has absorbed shoreline moisture for decades. On hillside properties near St. Edward State Park and along the lake edge, driveways are commonly terraced or steeply graded, which means gates often need raked or stepped configurations rather than a simple square frame. We also find control boards and operators at lakeside homes corroding internally even when they’re housed in a protective box, because the shoreline air stays persistently damp with organic lake moisture. It’s a failure mode that’s rare on comparable automated gates just a few miles east.
Our Main Kenmore Services
Most Kenmore homeowners reach out for one of two reasons: a gate that needs repair, or a full replacement when the damage has gone too far. Both come with a written price before we start.
Gate Repair in Kenmore
Repair calls in Kenmore usually involve a gate that has sagged off its hinges, a post that has rotted at ground level, or an opener that has stopped responding after months of lake-humidity exposure. Our technicians document what they find with photos, then make the repair and photograph the finished work. You get a written record of every part installed. Full details on Gate Repair in Kenmore.
Gate Installation in Kenmore
New gate installations on graded Kenmore lots need careful measurement before the first post is set. Raked gates, stepped gates, and heavier steel frames for lakeside properties all change the approach. We install the gate, the opener, and the safety edges as one coordinated job. Full details on Gate Installation in Kenmore.
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 Kenmore
Gate motors in Kenmore fail differently than they do inland. A control board that works fine in Bothell can corrode internally here because the shoreline air never really dries out, and we regularly replace operators on lakeside properties where the board has failed even inside a sealed enclosure. The housing stock compounds the problem: gates installed in the 1960s and 1970s were built for manual operation, and retrofitting a modern opener onto a 50-year-old post that has been soaking up lake humidity for decades is a different job than a simple motor swap. We service whatever motor is already on the property, including LiftMaster, FAAC, BFT, Linear, Viking, Ghost Controls, DoorKing, Elite, and Mighty Mule. That’s the point of Gate Motor & Opener work: we fix what’s there rather than steering you toward a replacement you may not need.
Motor Repair
Signs you need it
The gate opens halfway and reverses, hums without moving, or trips its breaker when the open cycle is commanded.
What it costs in Kenmore
Motor repair in Kenmore typically runs $180-$340 depending on whether the failure is in the limit switch, the capacitor, or the control board.
How we do it
We open the operator housing, test the limit switches and capacitor, photograph the failed component, and install the replacement part with a written record of the part number.
Motor Installation
Signs you need it
The existing motor has seized, burned out, or costs more to repair than the replacement unit is worth.
What it costs in Kenmore
Most swing-gate motor replacements run between $800 and $1,800 depending on the brand and whether the arm bracket is intact.
How we do it
We remove the old operator, inspect the mounting bracket and arm geometry, install the new motor with correct limit settings, and photograph the finished installation.
What Gate Motor & Opener Costs in Kenmore
| Item | Typical range in Kenmore |
| Motor repair | $180-$340 |
| Swing-gate motor replacement | $800-$1,800 |
| Control board replacement | $250-$500 |
Can you repair a gate motor the same day in Kenmore?
Yes. We keep common control boards, limit switches, capacitors, and receiver modules stocked for same-day repair in Kenmore. Call (928) 260-0864 and a live person answers, any hour.
Do you service all motor brands on Kenmore gates?
We service nine automation brands, including Ghost Controls, DoorKing, Elite, and Mighty Mule. If the motor is already on the property, we repair it rather than pushing a replacement. Call (928) 260-0864 for an exact quote.
Gate Access Control in Kenmore
Access control at Kenmore properties has to work in conditions that are unusually hard on electronics. Keypads, card readers, and intercoms mounted near the lake get hit with persistent moisture and fog, and gear that fails quickly here may have run for a decade inland. Mid-century ranch gates were never designed for phone entry or video intercom wiring, so retrofits often mean running new conduit through posts that have been in saturated soil for 50 years. Our Gate Access Control work focuses on getting the system reliable for this specific environment, with every wiring change photographed and documented.
Keypad Entry
Signs you need it
Keys are being shared, codes need to be changed frequently, or the existing keypad has stopped responding after rain.
What it costs in Kenmore
Keypad entry installation in Kenmore typically runs $350-$700 depending on whether new wiring has to be pulled to the gate.
How we do it
We mount the keypad in a weather-sealed enclosure, run the wiring through conduit where the old post allows, and program the codes on site.
Video Intercom
Signs you need it
You can’t see or speak with visitors at the gate, or the existing intercom has failed after sustained lake-mist exposure.
What it costs in Kenmore
Video intercom systems in Kenmore typically run $900-$2,500 depending on whether a new monitor is needed inside the house.
How we do it
We install the camera unit at the gate with a sealed housing, pull video and audio cable to the house, and test the full call path before leaving.
What Gate Access Control Costs in Kenmore
| Item | Typical range in Kenmore |
| Keypad entry | $350-$700 |
| Video intercom | $900-$2,500 |
| Phone entry system | $500-$1,200 |
Can an access control keypad survive Kenmore’s lake humidity?
Only if it’s installed in a proper sealed enclosure. Standard keypads corrode internally within a year or two when exposed to shoreline fog. We use weather-rated housings and document the installation. Call (928) 260-0864 for a written quote.
Do you handle the wiring for access control on old Kenmore gates?
Yes. We run new conduit where needed and replace wire that has degraded from decades of moisture exposure. The price is agreed in writing before any work begins.
Gate Parts & Welding in Kenmore
Parts and welding work in Kenmore skews toward post and hinge repair because the lake air is relentless on steel. A gate post set in 1965 has spent almost 60 years in ground that never fully dries, and the base of that post is usually where failure happens first. Hinges seize from rust even when the visible hardware still looks workable. Our Gate Parts & Welding service covers hinge replacement, post replacement, rail repair, custom welding, and gate rollers, with every repair documented in photos before and after.
Post Replacement
Signs you need it
The gate sags even after hinge adjustment, the post leans, or you can push a screwdriver into the wood at ground level.
What it costs in Kenmore
Post replacement in Kenmore typically runs $400-$900 per post depending on diameter and whether the footing needs new concrete.
How we do it
We cut the old post at the base, break out the footing if needed, set a new pressure-treated or steel post in concrete, and re-hang the gate with new hinges.
Hinge Replacement
Signs you need it
The gate drags, creaks, or the hinge pins are visibly rusted and no longer hold the gate level.
What it costs in Kenmore
Hinge replacement in Kenmore typically runs $180-$420 depending on gate weight and whether welding is needed.
How we do it
We remove the old hinges, weld or bolt the new hardware in place, set the gate level, and photograph the finished work.
What Gate Parts & Welding Costs in Kenmore
| Item | Typical range in Kenmore |
| Post replacement | $400-$900 |
| Hinge replacement | $180-$420 |
| Custom welding | $150-$600 |
Can you weld a sagging gate frame in Kenmore without replacing it?
Often yes. If the frame is intact but the joints have separated, welding restores the original geometry. If the post is rotted, welding the frame won’t fix the root cause. Call (928) 260-0864 for an assessment.
Do you replace rotted wooden gate posts in Kenmore?
Yes. We replace wooden posts with pressure-treated or steel alternatives, set in concrete, and re-hang the gate to level. The price is written before we start.
Brands We Service in Kenmore
We work on Ghost Controls, DoorKing, Elite, and Mighty Mule systems, along with five other major automation brands. Common parts for these brands are stocked for same-day Kenmore jobs. See our brands for the full list.
Pricing for Gate Repair in Kenmore, WA
| Service | Typical range in Kenmore |
| Motor repair | $180-$340 |
| Swing-gate motor replacement | $800-$1,800 |
| Control board replacement | $250-$500 |
| Keypad entry | $350-$700 |
| Video intercom | $900-$2,500 |
| Phone entry system | $500-$1,200 |
| Post replacement | $400-$900 |
| Hinge replacement | $180-$420 |
| Custom welding | $150-$600 |
Prices in Kenmore push higher when a post has rotted below ground and the footing must be re-poured, or when wiring has degraded from sustained shoreline moisture and needs a full re-pull. Higher still on steep hillside lots where raked gate geometry adds fabrication time.
Whatever the job, the price is written down and handed to you before any work begins. No surprise invoice at the end.
Neighborhoods We Serve in Kenmore
We cover every neighborhood in Kenmore, from the lakefront streets to the hillside developments near St. Edward State Park. Response time across the city is typically under two hours for repair calls.
- Arrowhead
- Innis Arden
- Kenmore Hill
- Lake Forest Park border
- Moorlands
Service Area - Cities Near Kenmore
Beyond Kenmore, our technicians cover the neighboring communities around the north end of Lake Washington. We regularly serve customers in Bothell, WA, Mountlake Terrace, WA, Lynnwood, WA, and Kirkland, WA.
Serving Kenmore, WA - Our Local Coverage Area
We’re based in the Kenmore 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 Kenmore
Our crews serve Kenmore locally, with dispatch and scheduling coordinated from our Seattle office. Typical response time for a repair call is under two hours. A live person answers the phone 24/7, so you won’t sit on hold or wait for a callback.
Most gate repairs and replacements don’t require a permit in Kenmore, but some lakefront and hillside properties have additional shoreline or slope regulations. We’ll tell you before work starts if anything needs to be cleared. The written quote covers what we can see.
Yes. That’s our standard practice, not an exception. The price is written and agreed before we pick up a tool, and you keep a copy. Call (928) 260-0864 for a free estimate and a live person will answer.
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 Kenmore 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.