10 Commercial Garage Door Types and How to Pick the Best
A commercial garage door is more than a barrier; it’s a working partner that affects security, workflow, energy bills, and even insurance premiums. Pick the wrong style and forklifts queue, stock sweats, and maintenance costs spiral. Choose well and the door disappears into the background, opening and closing thousands of times a year without fuss.
This guide compares ten proven commercial garage-door types, from space-saving rolling shutters to showcase-worthy aluminium glass panels. For each option you’ll see how it operates, what it costs in New Zealand, the pros, the trade-offs, and the Building Code clauses you’ll need to tick off. Once the list is clear, a practical seven-step checklist walks you through security, clearance, traffic, climate, and lifetime cost so you can match the right door to your premises with confidence. Let’s get started.
1. Sectional Overhead Doors
Commercial users know this style on sight: a stack of horizontal panels that slide up the jambs before parking flat under the ceiling. Each panel is hinged to the next and rides on paired tracks—one vertical, one horizontal—driven by torsion springs and either a chain-hoist or motor. Most units in New Zealand are zinc-coated steel, but aluminium is common where corrosion is a worry, and polyurethane-filled “sandwich” panels boost R-value for chill stores. Allow at least 450 mm headroom and clear ceiling space for the back-run.
Core design and operation
- 25–50 mm thick panels
- Galvanised or Coloursteel skins, optional windows
- Nylon or steel roller wheels, adjustable track hangers
Pros, cons, and best-fit uses
- 👍 Strong, secure, weather-sealed, easy to insulate
- 👎 Needs regular lubrication; overhead tracks can clash with sprinklers or high-bay lights
- 🏭 Best for warehouses, automotive bays, logistics docks
Cost, maintenance, and compliance notes
| Spec | Indicative supply-only | Installed* |
|---|---|---|
| Non-insulated (≤25 m²) | $350–$450 /m² | $500–$600 /m² |
| Insulated (40 mm) | $450–$650 /m² | $600–$800 /m² |
*Pricing varies by wind zone and hardware grade.
Quarterly checks: spring balance, track alignment, panel dents, and safety-reversal tests. Ensure the door meets NZS 4219 for seismic restraint and the site-specific wind-load calculations prescribed in NZBC clause B1.
2. Rolling Steel / Roller Shutter Doors
When floor space is gold and ceiling clutter is a deal-breaker, a rolling steel shutter is hard to beat. A single sheet of interlocking slats rolls up around a barrel above the lintel, leaving walls, lights, and gantry cranes unencumbered. The design is brutally simple, which is why these doors shrug off knocks in busy Kiwi workshops year after year.
Construction and performance features
- Galvanised or Coloursteel slats (0.8–1.2 mm) with hemmed edges
- Steel guides, wind locks, and a reinforced bottom rail for padlocks or shoot bolts
- Operation: manual push-up (light doors), chain hoist, or direct-drive motor with soft start/stop
- Optional rubber or brush seals and insulated double-skin slats for temperature control
Advantages, trade-offs, and ideal sites
- Saves headroom; barrel needs only 350–450 mm clearance
- High security and impact resistance; low maintenance compared with panel doors
- Cons: basic units transmit noise and offer little insulation without upgrades
- Perfect for engineering shops, self-storage corridors, retail back-of-house docks
- Budget-savvy buyers can order made-to-measure shutters online through DoorsNZ and bolt them in at their own pace.
Price guide, upkeep, and standards
| Door size (W × H) | Supply-only | Installed |
|---|---|---|
| 3.0 m × 3.0 m | $2,300–$2,800 | $3,200–$3,800 |
| 4.5 m × 4.5 m | $3,900–$4,800 | $5,200–$6,200 |
Monthly wipe-downs keep grit out of the guides; annual spring-tension and curtain-alignment checks prevent uneven wear. Where fire separation is required, specify a fire-rated shutter tested to AS 1530.4 and referenced under NZBC clause C/AS2.
3. High-Speed Fabric or Rubber Doors
If traffic never stops and every second of temperature loss hits the power bill, a high-speed fabric or rubber door could be the smartest pick among the commercial garage door types we’re comparing. These agile curtains open and close in a blur, sealing zones without gobbling ceiling or floor space.
How high-speed doors work
- Light PVC or reinforced rubber curtain rolls on side columns.
- Spring-assisted or direct-drive motors deliver 1–2 m/s opening speeds.
- Clear vision strips maintain sightlines; premium “self-repairing” models zip back into their tracks after a forklift bump.
Key benefits and limitations
- Slash energy escape and keep dust, birds, or pests out.
- Smooth workflow—no queuing of pallet jacks or reach trucks.
- Higher upfront cost and specialised parts; non self-repairing sheets can tear on impact.
- Best for cold stores, cleanrooms, and food or pharma lines chasing HACCP compliance.
Budget, servicing, and regulatory pointers
Expect $9,000–$14,000 supplied, rising to $18 k installed for a 3 m × 3 m opening. Many sites recoup that in two winters via reduced chiller load. Book quarterly checks of photo-eyes, bottom bars, and brake resistance; full manufacturer service every 150,000 cycles. MPI hygiene rules require washable surfaces—specify smooth PVC and stainless hardware to tick that box.
4. Fire-Rated Rolling Doors
Think of a fire-rated shutter as a rolling steel door with a built-in firefighter’s hat. It looks much like a standard curtain while idle, yet the slats, barrel, and release gear are engineered to hold back flame and smoke long enough for evacuation and sprinkler activation. On alarm the door drops automatically, compartmentalising the blaze and protecting adjoining tenancies or escape routes.
Design and rating fundamentals
- Double-skin or insulated slats packed with mineral wool
- Fusible links, electromagnetic releases, or signal-triggered motors ensure fail-safe closure
- Tested to AS 1530.4, commonly achieving
-/120/120or-/240/240Fire-Resistance Levels (FRL) - Smoke seals and apron plates prevent gaps at the jambs and sill
Where and why they are mandated
Underground car parks, chemical stores, food courts, and any wall required to be fire-separating by NZBC clause C3 must install a door with matching FRL. Insurers often discount premiums when compliant shutters shield high-value stock or plant.
Cost, maintenance, and testing
Allow roughly $850–$1,000 /m² supplied (about $9–$11 k for a 3 m × 3 m opening) plus installation. Annual drop-testing and signage checks are compulsory; document results for building-warrant-of-fitness records under F8. Follow quarterly routines—link replacement, curtain alignment, guide lubrication—to ensure the door performs when heat is on.
5. Aluminium Glass (Full-View) Doors
When a doorway doubles as a display window, aluminium glass doors deliver a clean, modern look without sacrificing day-to-day functionality. Framed in extruded aluminium and filled with toughened glazing, these doors operate like a sectional overhead but swap opaque panels for panoramic sight-lines—perfect when branding and natural light matter as much as security.
Construction and visual appeal
- Slim aluminium stiles and rails, thermally broken on premium models
- Infill options: clear, tinted, low-E or laminated safety glass; polycarbonate for impact zones
- Anodised or powder-coated finishes match Coloursteel cladding for a seamless façade
Use cases, pros, and cons
- Ideal for car showrooms, cafés, fire stations, and design studios wanting curb appeal
- Pros: daylight cuts lighting bills, customers see activity inside, low-corrosion frames
- Cons: lower R-value than insulated steel, glass is vulnerable to graffiti or impact—specify laminate plus internal drop-bolts for extra security
Pricing, care, and compliance tips
Expect $600–$850 /m² supplied, with tinted or low-E glass adding 10–15 %. Wash frames with pH-neutral cleaner; inspect seals and replace cracked panes promptly to avoid moisture ingress. Confirm glazing meets NZS 4223.3 (safety glass) and ensure wind-zone calculations include the added sail effect of transparent panels.
6. Insulated Sandwich Panel Doors
When heat loss equals money down the drain, insulated sandwich panel doors jump to the top of the shortlist. They look like regular sectional doors, yet each panel is a mini–chilly bin: two sheets of steel locked around a rigid foam core. The result is a commercial door that keeps frost on the right side of the threshold, dampens forklift rattle, and shrugs off the salt-laden breeze common along New Zealand’s coasts.
Build specifics
- Panel thickness: 40–80 mm
- Skins: pre-painted Coloursteel, zincalume, or stainless for corrosive zones
- Cores: high-density polyurethane (better R-value) or polystyrene (budget option)
- Tongue-and-groove interlock with double-lip seals on every edge
- Heavy-duty torsion springs and 3 mm galvanised tracks to carry the extra mass
Benefits, drawbacks, and applications
- 👍 R-values of
R2.5–R4.0, slashing refrigeration load - 👍 20–25 dB sound reduction for mixed-use sites
- 👎 Weigh 20–30 % more than hollow panels—motor and springs must be upsized
- 👎 Dents in the steel skin can create thermal bridges if not repaired
- 🏬 Prime choice for cold-chain depots, food processing plants, and temperature-controlled warehouses
Cost, upkeep, and local standards
| Door size | Supply-only | Installed |
|---|---|---|
| 3 m × 3 m | $5,500–$7,000 | $7,200–$9,000 |
| 4.5 m × 4.5 m | $9,500–$12,000 | $12,500–$15,500 |
Quarterly inspections: check panel skins for impact dings, test spring balance, and verify seal compression. Replace any pierced sheet immediately to prevent moisture wicking into the foam. Insulation performance must comply with NZBC clause H1; ask your door supplier for an R-value declaration to include in consent documentation.
7. Counter Shutters / Service Doors
Not every opening is forklift-wide. Pharmacies, kiosks, and council pool cafés need a compact door that drops into place after hours and almost disappears when open. Enter the counter shutter (sometimes called a service door): a miniaturised roller curtain that gives the same theft resistance as a full-size shutter without hogging headroom or bench space.
Design and sizing
- Interlocking steel, aluminium, or stainless slats only 20–25 mm deep
- Slim barrel hides inside a 200–250 mm fascia hood
- Standard widths up to 3.5 m and heights to 1.8 m; side-coil versions wrap sideways when lintel space is zero
Typical applications and pros/cons
- Hospital pharmacies, school tuck shops, reception desks, bar servery hatches
- Pros: space-efficient, tamper-proof, optional powder-coat to match décor
- Cons: limited opening size; manual push-up models can feel heavy above 1.5 m height
Costing, maintenance, and compliance
Budget $480–$650 per linear metre supplied, plus $450–$650 for motorisation. Quarterly wipe-downs and guide lubrication keep the micro-slats running sweet. Fire-rated variants (FRL -/60/60) meet NZBC C3 for kitchen servery separations; specify food-grade stainless where MPI hygiene rules apply.
8. Security Grilles (Rolling or Sliding)
Want to shut a kiosk or retail frontage but still show stock and keep air moving? Security grilles do exactly that. An open-lattice curtain of steel or aluminium rolls onto a barrel above the lintel or slides sideways into a stack, leaving virtually no footprint when open yet forming a solid deterrent after hours.
Construction and operation
- 12–16 mm rods or flat bars linked with sleeves or rings
- Trackless side-fold units or bottom-tracked rolling versions
- Manual push-pull, crank, or tubular-motor drive
- Powder-coat or anodised finishes to match store branding
Advantages, limitations, ideal users
- ✔ Visibility, airflow, lightweight handling
- ✔ Quick to operate; no headroom drama
- ✖ Not weather-tight, offers minimal acoustic control
- 🛍 Suits shopfronts, kiosks, car-park barriers, server cages
Price, upkeep, and standards
Expect $550–$750 /m² supplied; add $900–$1,400 for automation on a 4 m grille. Lubricate pivots and check chain tension quarterly. Impact resistance should meet AS/NZS 4505 for vehicle areas; egress grilles must include emergency release hardware per NZBC F8.
9. Industrial Folding / Bi-Fold Doors
When you need a full-width, full-height opening but can’t sacrifice ceiling clearance or accept a chunky barrel, folding or bi-fold doors are the heavy hitters. Steel-framed panels hinge together and stack either sideways along the wall or upward in a concertina motion, clearing the aperture in one smooth sweep. The result is an unobstructed path for oversized vehicles, aircraft wings, or rapid-response appliances.
Mechanics and structural needs
- 2–8 vertical leaf sections with continuous hinges or top-mounted link arms
- Load carried by a reinforced head beam; floor tracks optional on side-fold versions
- Hydraulic rams or electromechanical drives lift/stack panels in 15–25 s for a 6 m opening
Strengths, weaknesses, and applications
- ✔ 100 % clear opening, no floor thresholds
- ✔ Handles openings 10 m+ wide with wind locks
- ✖ Higher lintel load and engineering complexity
- Best for hangars, emergency-service bays, bulk-storage sheds in high-wind zones
Costs, servicing, and compliance
- Budget $1,200–$1,600 /m² supplied; engineering and install can push a 6 m × 5 m door to $45–$55 k
- Annual hinge, ram, and control-panel service; re-torque frame bolts after first six months
- Require site-specific wind certification to NZS 3604 Extra-High or Very High zones
10. Side-Hinged Steel Doors (Personnel & Equipment Access)
The workhorse of service entries, a side-hinged steel door gives staff quick, secure access without cycling the main shutter or sectional door. Built like a tank yet operated by a wrist-flick, it’s the perfect companion for larger commercial garage door types where you still need everyday foot traffic or trolley movement.
Build and hardware options
- Single or double leaf, 1.2–1.6 mm steel skins over a mineral-core or composite infill
- Welded frames, continuous hinges, and anti-jemmy astragals
- Hardware add-ons: panic bars, vision panels, louvres, automatic closers, key-pad or swipe access
Benefits, trade-offs, typical placements
- ✔ Simple, reliable, zero overhead tracks; doubles as a compliant fire exit
- ✔ Withstands knocks from bins and pallet jacks
- ✖ Limited to openings ≤2.4 m wide; leaves need clear swing arc
- Common for plant rooms, battery enclosures, storage sheds, and as “wicket” doors beside big shutters
Pricing, upkeep, and compliance
Allow $1,800–$2,400 supplied and installed for a single-leaf unit; add $600–$900 for a 2-hour fire rating. Quarterly hinge lubrication, closer tension checks, and gasket replacement keep it sealing tight. Confirm hardware meets NZBC F8 for emergency egress and NZS 4121 for accessible circulation widths.
How to Choose the Right Commercial Garage Door for Your Facility
Ten options on a page can feel overwhelming, so let’s boil the decision down to seven logical questions. Walk through them in order, jotting answers as you go, and the best-fit door style will usually reveal itself.
1. Define your security level and compliance obligations
List theft risk, fire-separation lines, and any insurer clauses. Cross-check the NZ Building Code: C/AS2 (fire), D1 (access), F8 (egress signage). High-risk, high-value sites generally lean toward rolling steel or fire-rated shutters.
2. Measure space and clearance constraints
Confirm headroom, sideroom, and backroom in millimetres. A simple sketch—doorway rectangle plus three arrows showing H, S, and B dimensions—will do. Tight headroom? Rolling shutters or side-fold grilles beat sectional tracks hands-down.
3. Evaluate traffic frequency and operating speed
Count planned cycles per hour. More than 200 cycles a day calls for high-cycle springs or a high-speed fabric door with direct-drive motor and soft start/stop to cut wear.
4. Factor in thermal, acoustic, and weather-proofing needs
Match your climate zone and wind zone (per NZS 3604). Chill stores and cold-chain docks usually specify insulated sandwich panels; windy coastal depots often need wind-locked shutters.
5. Balance upfront price against lifetime cost
Cheap can turn pricey once energy loss and repairs pile up. Use a quick payback table:
| Door type | Upfront (3 × 3 m) | Annual energy saving | Break-even |
|---|---|---|---|
| Standard shutter | $3,500 | – | – |
| Insulated sectional | $7,500 | $800 | 5–6 yrs |
| High-speed PVC | $12,000 | $1,600 | 4 yrs |
6. Decide on manual versus automated operation
Automation boosts productivity and safety sensors slash accident risk, but manual chain hoists remain economical for low-cycle, low-height doors.
7. Compare sourcing options: dealer, wholesaler, or direct online
Showrooms add convenience; trade wholesalers bundle install labour; buying direct from an online supplier like DoorsNZ trims overheads yet still lets you bolt on professional installation if required.
Quick Answers to Common Commercial Door Questions
Short on time? These bite-size explanations resolve the questions we field daily.
What is the difference between residential and commercial garage doors?
Commercial doors are larger, built from heavier-gauge steel or aluminium, and rated for thousands more cycles. They usually must meet wind, fire or egress clauses that don’t apply to residential doors, so hardware and motors are correspondingly beefier.
How often should a commercial door be serviced?
Light-duty shutters in a storage unit: yearly. Busy warehouse doors: every 25,000 cycles or quarterly, whichever lands first. High-speed or fire-rated doors need a documented professional service at least twice a year.
Can I retrofit insulation to an existing commercial door?
Yes—clip-on polystyrene or thin PU panels can be fitted to many sectional doors, and insulated slats are available for some shutters. If the gear train struggles or headroom shrinks, full replacement is usually cheaper long-term.
Do I need consent for replacing a garage door in New Zealand?
Replacing a like-for-like door in the same opening is generally classed as minor work and exempt from consent. However, structural changes, fire-rated assemblies, or doors on an accessible route trigger building consent under sections 112 and 115 of the Building Act.
Final thoughts
No single door ticks every box. The ideal choice is the one that marries your security rating, clearance limits, traffic speed, climate control and budget into a dependable, code-compliant package. Use the seven-step checklist above, compare the ten commercial garage door types side by side, and you’ll narrow the field fast. If the maths still feels murky, talk numbers with your electrician, energy auditor or insurer — their input often tips the scales.
Ready to price a roller shutter or insulated sectional made to your exact measurements? Jump over to DoorsNZ for straight-up quotes, free North Island shipping, and optional nationwide installation. Your next commercial door could be on its way in a few clicks.