Diagnose first, repair only what needs repairing — sagging gate, failed hinge, dead opener, or a quarter-inch latch shift. RKC is the Kansas City fence contractor that inspects the post plumb before quoting hinges, tells you when the problem is a $60 adjustment versus a $450 replacement, and re-sets heaved posts 42 inches deep in poured concrete — below the KC frost line (gate hinge posts go deeper than standard fence posts at 36 inches, set in concrete). Same-day response, storm-damage within 48 hours. 4.9★ from 77+ Google reviews, 400+ fences installed and maintained.
Most sagging, dragging, refuses-to-latch gates don't need to be replaced — they need to be diagnosed. Start with what's actually wrong, fix only that, and keep the gate you already paid for. Here's what the repair feels like when the real problem gets solved.
No more lifting it over the dead spot. No more that-grinding-sound every time you push it open. The gate moves through its full arc the way it did the week it was installed — because the post is plumb again and the hinges are carrying the weight they were rated for.
You push the gate, it meets the jamb, the latch drops. No second attempt. No jiggling the handle. No wedging a flowerpot against it so the dog doesn't push through. A quarter-inch of alignment is the difference between annoying and invisible.
One click from the driveway and the gate moves. No getting out, no keypad fallback, no "I'll fix it this weekend" for the third weekend running. A failed board, a dead battery, a misaligned photo-eye — find the real culprit, swap the part, done.
The gate hangs level, the boards are yours, the stain color still matches the fence. Re-set the hinge post 42 inches deep, add a diagonal cross-brace, swap the hinges for heavier hardware — the sag is gone and you kept the gate you liked in the first place.
GATE FAILURE PATTERNS
The most common mistake when fixing a gate is assuming you know what's broken. A sagging gate looks like a hinge problem but is often a post problem. A gate that won't latch looks like a hardware problem but is often an alignment problem. Start by identifying the failure pattern — then the fix tends to be obvious. Here are the four we see most often across the KC metro.
Symptoms: latch won't catch · gate drags on ground · gap widens at top
The most common gate failure in Kansas City. Caused by one of three things — a heaved hinge post (frost-pushed out of plumb), a worn hinge pin, or a racked gate frame with no cross-brace. The diagnostic matters: a heaved post is a 4-hour job to re-set in concrete; a worn hinge is a 30-minute bolt swap; a racked frame usually can't be saved and needs a welded replacement.
Diagnostic: Check post plumb first. If the post tilts, the issue is below ground. If the post is plumb, pull the hinge and inspect for pin wear. If both check out, the frame is racked.
Typical fix: Post re-set ($250–$500) · Hinge replacement ($100–$250) · Frame replacement with welded frame ($650+)
Symptoms: visible hinge rust · latch won't engage · gate swings open on its own
Gate hardware takes abuse. Zinc-plated or lower-tier hinges tend to rust out in 12–24 months in KC's freeze-thaw climate. Latches misalign as the gate settles. The good news: most hardware failures are isolated — one part, one replacement. We swap in galvanized, stainless, or powder-coated replacements rated for the gate weight, and align the latch to the new hardware position.
Diagnostic: Visual inspection of every hinge screw/bolt and the latch catch. Check hinge-pin wear, screw strip-out, latch plate alignment.
Typical fix: Hinge replacement ($100–$250 per pair) · Latch replacement ($60–$150) · Full hardware refresh ($275–$550)
Symptoms: opener hums but doesn't move · gate stops mid-cycle · remote unresponsive
Automatic gate openers fail in four common ways: the motor burns out (usually under-spec'd for the gate weight), the limit switch goes out of adjustment (gate stops short or slams), the logic board fails (often after a lightning surge), or the battery backup dies and the operator runs on AC only. Every symptom has a specific test, and most don't require a full opener replacement.
Diagnostic: Full diagnostic: voltage at the motor, limit-switch reading, logic-board LED check, battery voltage, remote signal test. Typically 30–60 min on site.
Typical fix: Limit-switch adjustment ($75–$150) · Battery replacement ($150–$300) · Logic board ($300–$550) · Motor replacement ($900–$2,200)
Symptoms: gate closes but won't latch · drags on one side · opens freely but stops short
Alignment failures are often misdiagnosed as "the gate is broken" when the real issue is a quarter-inch of settling or drift. New concrete footings shift slightly in the first year. A gate that closes perfectly on install day can miss the catch by a tiny margin six months later. Most of these are 15-minute adjustments — move the latch plate, shim the hinge, tighten a screw. Not every gate problem needs new hardware.
Diagnostic: Measure gap at hinge side and latch side, check for ground drag, confirm post plumb, verify latch catch alignment.
Typical fix: Latch plate realignment ($60–$125) · Hinge shim/adjust ($75–$150) · Full post re-set if shift is structural ($250–$500)
KC-specific note. Frost-heave is the single biggest cause of gate sag in Kansas City. The metro averages 80+ freeze-thaw cycles per winter, and any hinge post set shallower than 36 inches will heave over time. Before we quote new hardware on a sagging gate, we check the post. Fix the cause, not the symptom.
REPLACEMENT HARDWARE
We skip zinc-plated big-box hardware and off-brand knock-offs. Every hinge, latch, and opener component we install as a replacement comes from a brand with a warranty, parts availability, and an exterior-rated finish. Here\'s what goes back on your gate when we repair it.
Snug Cottage Hardware
D&D Technologies
Lockey USA
Cane Bolt + Drop Rod
LiftMaster
DoorKing
REPAIR STANDARDS
Every gate repair we quote follows the same six standards — sag, hardware, motor, or alignment. These are the habits that separate a diagnostic-led repair from a parts-swapper. We fix causes, not symptoms.
Every gate repair starts with a 15–20 minute on-site inspection and a set of diagnostic photos — hinges, latch, post plumb, frame alignment, opener electrical (if automated). The photos go on the written estimate so you see the problem we're quoting. No guesswork, no "we'll figure it out when we open it up" surprises.
The worst way to fix a sagging gate is to install new hinges on a heaved post — the new hinges sag within 6 months because the real problem was below ground. We pull a plumb line on every hinge post before quoting new hardware. If the post has moved, we re-set it 42 inches deep in poured concrete before new hinges go in. Set in concrete below the frost line. Fix the cause first.
If the failed hinge was rated to 150 lb and the gate actually weighs 180 lb, replacing with the same 150 lb hinge just resets the clock on the next failure. We spec every replacement at or above the gate weight plus 50% safety factor. That often means a hardware upgrade rather than a like-for-like swap. The price difference is small. The lifespan difference is 4–5x.
Many gate problems are adjustment jobs, not replacement jobs. A quarter-inch latch shift. A single loose bolt. A hinge that needs shimming. We tell you when the problem is an adjustment (typically $60–$125) versus a real replacement (hundreds more) — even when the smaller fix means a smaller invoice. Diagnose first, repair what needs repairing.
Before we leave, we swing the gate open and closed 10 times, latch it 10 times, check for drag, confirm clearance at the ground and at the top rail. If the gate has an opener, we run 5 full automatic cycles and watch every safety circuit. Any drag, any miss, any hesitation — we fix on the spot before calling the job done.
We walk through the repair with the homeowner — show what was wrong, what we replaced, what we adjusted, what's covered under the repair warranty. If the gate is part of a fence line we also installed and stain in-house (same company), we confirm the next stain schedule at the same time. No phone-tag afterward about what was done.
RKC installs and repairs every type of fence and every type of gate — wood, vinyl, chain link, ornamental iron, aluminum, and commercial security — plus automatic openers and in-house staining. The six standards above apply to every gate repair. Gate installation specs live on the gate installation page; opener install specs on automatic gates.
DIAGNOSTIC DECISION GUIDE
Most gate problems match one of eight common patterns. Match your symptom to the left column, read across for the likely cause and the typical fix range. This is the same matrix our technicians carry on diagnostic visits.
| Symptom | Likely Cause | Typical Fix Range |
|---|---|---|
| Gate sags, latch misses the catch | Heaved hinge post (KC frost-heave) OR worn hinge pin OR racked frame | Re-set post in concrete ($250–$500) · OR hinge swap ($100–$250) · OR welded frame replacement ($650+) |
| Gate won't stay closed / swings open on its own | Latch catch misaligned OR latch hardware failed OR self-close hinge worn | Realign latch plate ($60–$125) · Replace latch ($60–$150) · Replace self-close hinge ($125–$220) |
| Visible hinge rust / crumbling fasteners | Zinc-plated hardware (not rated for exterior) rusting out | Upgrade to hot-dip galvanized or stainless hardware ($95–$180/pair hinges) |
| Opener hums but gate doesn't move | Motor seized OR capacitor failed OR limit switch stuck | Capacitor ($85–$150) · Limit switch ($75–$150) · Motor replacement ($900–$2,200) |
| Remote or keypad not working | Dead battery in remote OR radio receiver failure OR keypad code wipe | Remote battery (no charge) · Receiver replacement ($125–$250) · Keypad re-program ($75–$125) |
| Automatic gate stops mid-cycle | Limit switch misadjusted OR safety circuit (photo-eye) tripping OR loop detector fault | Limit adjust ($75–$150) · Photo-eye realignment ($85–$175) · Loop detector replacement ($200–$400) |
| Chain link gate drags, frame bent | Vehicle impact OR post pushed OR frame bent | Straighten frame if recoverable ($150–$300) · Replace top rail ($200–$350) · Replace full gate leaf ($450–$850) |
| Wood gate boards rotting, frame is fine | Unstained wood exposed to KC weather, end-grain rot | Replace boards, keep frame ($175–$400) · Re-stain in-house ($175–$350 walk gate) |
GATE REPAIR PRICING
Typical ranges for the four most common gate repair scopes — diagnostic, hardware, post re-setting, and opener repair. Every repair gets a written estimate with diagnostic photos before we touch anything. No surprise line items on the final invoice.
$0–$75
Included: 15–20 min on-site inspection, diagnostic photos, written repair estimate. $0 when combined with a repair over $200; $75 flat standalone.
Changes price: Standalone vs combined-with-repair pricing
$60–$250 per item
Included: New galvanized or stainless hardware rated for the gate weight, removal of old hardware, alignment, operation test
Changes price: Hinge tier (standard, heavy-duty, self-close), latch type (gravity, magnetic, keyed), gate weight
$250–$500 per post
Included: Pull existing post, dig to 42 inches, pour new concrete footing, re-set post plumb, re-hang gate, 24-hour cure
Changes price: Concrete volume, post material upgrade (4x4 wood, steel pipe, 6x6), access to the post
$75 diag + $150–$2,200 repair
Included: Full opener diagnostic (voltage, limit, logic, battery, remote), then parts + labor for identified issue
Changes price: Component failed (capacitor, limit, board, motor), brand (LiftMaster vs DoorKing vs FAAC)
HOW IT WORKS
Most gate repairs close in one visit. Post re-sets need two (the concrete needs 24 hours to cure). Here\'s the sequence we follow on every gate repair — diagnostic first, repair second, operation check third, walkthrough fourth.
Call (913) 286-1091 or fill out the form with a short description of the problem. Photos help us pre-diagnose. Typical response: same business day. Storm-damage gate response: within 48 hours.
15–20 minutes on site. We check post plumb, hardware condition, frame alignment, and (if automated) opener electrical. Written estimate with diagnostic photos, usually by end of day.
Most adjustment-only fixes happen the same visit. Hardware replacements typically 1–3 days out. Post re-sets require a 24-hour concrete cure before the gate gets re-hung. Opener motor and board replacements usually 1 week parts-order.
Before we take payment, we swing/cycle the gate 10+ times, check every adjustment, confirm safety circuits on openers. Warranty: 1 year on hardware we install, 90 days on adjustment work. Full walkthrough with the homeowner before we leave.
WHAT GATE REPAIR CUSTOMERS SAY
Nine gate-repair-specific reviews from across the metro — sag corrections, hinge upgrades, opener diagnostics, latch realignments, and storm-damage rebuilds. These customers felt the diagnose-first, fix-the-cause approach directly. Full archive on Google.
“Our wood drive gate had been sagging for a year. Three different companies told us we needed a new gate. RKC pulled the post, found it had heaved, re-set it in concrete, and the same gate swings perfectly again. Saved us a fortune.”Sagging Gate Repair
“They fixed our sagging iron drive gate in a morning — bad hinge, upgraded hardware, gate swings like new. Honest diagnostic, fair price, exactly what was needed and nothing more.”Hinge Replacement
“Automatic gate opener died after a lightning storm. RKC came out, diagnosed a blown logic board (not the whole motor like another guy said), replaced just the board, saved us $1,200 over a full opener replacement.”LiftMaster Board Replacement
“Gate wouldn't latch. I thought we needed a whole new latch. RKC moved the catch a quarter inch, adjusted one hinge, gate closes perfect. Took 20 minutes, charged $85. Some contractors would've sold me a whole new setup.”Latch Realignment
“Storm knocked down our gate and part of the fence. RKC was out the next day, diagnosed the damage, had it all rebuilt in three days. Matched the stain and everything. Full service, same crew as the original install two years ago.”Storm Damage Rebuild
“Our commercial slide gate operator (DoorKing 9100) was running erratically. RKC technician diagnosed a bad loop detector and a worn limit switch, replaced both in one visit. Back to normal same day.”Commercial Opener Repair
“Old chain-link gate had been dragging for years. They pulled the frame, straightened it, replaced the worn hinge, and it swings clean again. Thought I was going to have to replace the whole thing.”Chain Link Gate Repair
“Photo-eyes on our automatic gate kept tripping false. RKC re-aligned them, replaced one that was water-damaged, re-wired the safety circuit. Gate now works properly every time. Appreciated that they took the time to fix it right.”Photo-Eye Repair
“Self-closing hinge on our pool gate had died — it wasn't closing reliably, which is a code issue. RKC replaced both hinges with D&D self-close, verified the close timing, and gave us documentation we could send to the HOA. Total pro work.”Pool Gate Self-Close Repair
RECENT GATE REPAIRS
Every photo below is a real RKC gate repair. Sagging gate re-sets, hinge and latch upgrades, automatic opener repairs, and storm-damage rebuilds from Olathe to Lee\'s Summit.
OUR SERVICE AREA
We repair gates in 56 cities across the KC metro, both sides of the state line. From Johnson County residential driveways to KCMO commercial slide gates to Northland wood walk gates, we handle diagnostics, hardware replacement, post re-setting, and opener repair in every city.
Johnson County is home base. Bonner Springs , Gardner , Leawood , Lenexa , Mission , Olathe , Overland Park , Prairie Village , Shawnee , Spring Hill . Same-day diagnostic response across the KS side.
Northland through the southern suburbs. Belton , Blue Springs , Grain Valley , Grandview , Greenwood , Independence , Kansas City , Lee's Summit , Liberty , Oak Grove , Peculiar , Pleasant Hill , Raymore , Smithville . Storm-damage response within 48 hours across the MO side.
Recent Repairs Across KC
GATE REPAIR QUESTIONS
Common gate repair questions we hear most often on diagnostic calls. If yours isn\'t here, call (913) 286-1091.
Ready when you are
