Garage doors for
condominiums
Equipping a co-owned underground car park cannot be improvised: mandatory EN 13241 compliance, centralised access control (badges, keypad, biometrics), ventilation that meets the project requirements, quiet doors for residents, and a maintenance contract for the building manager. This guide details the 4 Hörmann solutions for co-ownerships - SPU F42 Plus/ALR F42 sectional doors, ET 500 up-and-over doors, ST 500 sliding doors and TGT grilles - with technical criteria, budgets and Luxembourg regulations.
Condominium garage doors
Hörmann offers 4 families of doors for collective and underground parking garages. Each solution addresses different architectural, ventilation, lintel and budget constraints. Custom sizing, with widths up to 8,000 mm for sectional doors and up to 6,000 mm for ET 500 swing-out doors.
| Solution | Max Dimensions | Cycles | Ideal for |
 Sectional SPU F42 Plus | U = 1.0 W/m²K installed (0.94 with ThermoFrame), quiet, up to 200,000 cycles as an option | Width 8,000 mm, height 7,500 mm, headroom from 200 mm (low-headroom track) | Luxury condominiums, heated underground parking, resident access |
 Sectional ALR F42 ventilated | Ventilated infill (expanded metal or perforated sheet), aluminium frame | Width up to 8,000 mm, height up to 7,500 mm | Underground car parks with natural ventilation |
 Swing-out ET 500 Kipptor | Mechanical counterweight, 250,000 cycles, 16+ infill designs | Width 6,000 mm, height 3,000 mm, no outward projection when fitted behind the opening | Condominium design facades, ventilated parking, secure pedestrian access |
 Sliding ST 500 Schiebetor | Side-sliding, can be fitted without a lintel, 250,000 cycles | Width up to 6,000 mm, height up to 3,000 mm (depending on design), side space required | Parking with near-zero lintel, secondary access, ET 500 consistency |
 TGT Tiefgaragen grille | Designed for underground car parks, aluminium, 200,000 cycles with maintenance | Width 6,000 mm, Height 2,400 mm | Underground car park entrances, P+R, shopping centres |
Sectional SPU F42 Plus
U = 1.0 W/m²K installed (0.94 with ThermoFrame), quiet, up to 200,000 cycles as an option
Sectional ALR F42 ventilated
Ventilated infill (expanded metal or perforated sheet), aluminium frame
Swing-out ET 500 Kipptor
Mechanical counterweight, 250,000 cycles, 16+ infill designs
Sliding ST 500 Schiebetor
Side-sliding, can be fitted without a lintel, 250,000 cycles
TGT Tiefgaragen grille
Designed for underground car parks, aluminium, 200,000 cycles with maintenance
« A co-ownership is not a detached house. We are talking about 20 to 100 co-owners sharing the same car park, building managers handling badges and breakdowns, mandatory ITM ventilation rules, and criminal liability in the event of an accident. The SPU F42 Plus sectional door - up to 200,000 cycles with the long-life equipment, plus full access control - is the go-to solution. But for ventilation, the ALR F42 with ventilated infill is often required by the design office. And the ET 500, with more than 16 infill designs, is the choice of managers who care about the façade. »
The 6 criteria for condominiums
Choosing a door for a condominium involves the property manager, engineering firm, architect and parking operator. These 6 criteria structure the decision and determine the solution best suited to your Luxembourg residence.
Dimensions & available lintel
The lintel (vertical space above the opening) is the number-one constraint in underground car parks. The SPU F42 Plus sectional door with low-headroom track (Niedrigsturzbeschlag) needs only 200 mm of headroom in manual operation - a powered door may need more. The ET 500 up-and-over door needs just 120 mm with the SupraMatic HT (160 to 200 mm with the ITO 500 FU) and does not project outwards when fitted behind the opening, freeing adjacent spaces. The ST 500 sliding door can even be fitted without a lintel. Widths range from 2,000 to 8,000 mm depending on the number of traffic lanes.
Mandatory EN 13241 standard
Every motorized condominium door must be CE marked according to EN 13241:2003+A2:2016. This includes: anti-pinch seals between panels, dynamic force limiter (≤ 400N), anti-fall device (safety brake), photoelectric barrier. All Hörmann SPU F42 Plus, ET 500 and ST 500 doors are delivered compliant with complete CE documentation. The property manager must keep the technical file and annual maintenance report.
ITM ventilation regulations
Luxembourg underground car parks are subject to ITM ventilation regulations, and the design office sets the required open area for each project. The ALR F42 with expanded-metal (expanded metal mesh) or perforated-sheet (perforated sheet) infill builds this ventilation directly into the door. It is often the solution required by the design office for regulated car park entrances. The standard SPU F42 Plus sectional door, by contrast, is solid and insulated (U = 1.0 W/m²K installed).
Centralized access control
Access control is the heart of a co-ownership system. Hörmann offers: wired CTR 3b-1 / CTV 3-1 code keypads (up to 20 codes, 10 per door command), the FFL 25 BS radio fingerprint reader (25 fingerprints) or the wired FL 150 (150 fingerprints), the TTR 1000 transponder reader (up to 1,000 keys or cards) and BiSecur HSE 4 BS remotes (128-bit encryption, 4 buttons to operate up to 4 doors or functions). For a large number of users, the transponder reader is the most practical solution.
Quiet operation & usage frequency
In a co-ownership, door noise affects every resident. The SPU F42 Plus sectional door has two-component rollers that reduce running noise. The ITO 500 FU operator with frequency converter offers soft start and stop (Soft start / soft stop), eliminating banging. The SPU F42 Plus handles up to 50,000 cycles as standard and up to 200,000 with the optional long-life equipment. The counterweighted ET 500, like the ST 500 sliding door, is designed for at least 250,000 cycles.
Aesthetics & infill options
The façade of a co-owned building is a sensitive architectural element. The ET 500 offers more than 16 infill designs (perforated sheet, expanded metal, Trespa panels, aluminium…), in white aluminium RAL 9006, 16 preferred colours or any RAL colour. The SPU F42 Plus also comes in several rib patterns and RAL colours. Consistency between the car park door and the building's entrance door is a major architectural criterion.
SPU F42 Plus, ET 500, ST 500
The 3 most specified collective doors for condominiums in Luxembourg, face to face. The sectional for insulation and silence, the swing-out for design and longevity, the sliding for minimal lintels.
SPU F42 PlusET 500 KipptorST 500 Schiebetor| Criterion | SPU F42 Plus | ET 500 Kipptor | ST 500 Schiebetor |
| Max dimensions (W × H) | 8 × 7.5 mExcellent | 6 × 3 mGood | 6 × 3 mGood |
| Minimum lintel | 200 mm (manual)Average | 120 mmGood | No lintel neededExcellent |
| Lifespan (cycles) | 50,000 (200,000 optional)Good | 250,000Excellent | 250,000Excellent |
| Thermal insulation | U = 1.0 W/m²KExcellent | Not insulatedAverage | Not insulatedAverage |
| Natural ventilation | No (solid)Average | Yes (expanded metal mesh)Excellent | NoAverage |
| Design infill options | Rib patterns + RALGood | 16+ designsExcellent | ET 500 designsExcellent |
Need a condominium audit ?
Our technicians evaluate your parking free of charge: lintel dimensions, ventilation constraints, number of spaces, property manager budget. Recommendation of the appropriate solution with integrated BiSecur access control. Free, fast quote.
Centralized access control
Access control is the central element of a co-owned car park. Hörmann's BiSecur system operates at 868 MHz with 128-bit encryption (a security level comparable to online banking according to Hörmann). Its indicative range is about 30 m, depending on the environment. Each door can be operated with the BiSecur HSE 4 BS remote (4 buttons: up to 4 doors or functions per transmitter, ideal for residents with a garage box + landing door).
The wired CTR 3b-1 code keypad stores up to 20 codes (10 per door command), 4 to 6 digits long: handy for delivery drivers and contractors, with codes to be changed regularly. Its input unit is IP 65 rated for outdoor installation. The FFL 25 BS radio fingerprint reader stores up to 25 fingerprints (150 for the wired FL 150) - ideal for residents who prefer not to carry a badge.
Transponders (keys or cards) are the most common solution in co-ownerships: the TTR 1000 reader handles up to 1,000 transponders, and the building manager handles issuing, loss and revocation. STN posts (IP54 bollards with push button, badge reader and intercom) are installed at the car park entrance for pedestrian and vehicle access.
Red/green signal lights indicate the door status (open/closed) for pedestrian and vehicle safety. They are connected to the door control system and activate automatically. The integrated photoelectric barrier in the frame (ET 500) or external units (SPU F42 Plus) is mandatory under EN 13241: it reverses the door when an obstacle is detected during closing.
The wicket door is available on the SPU F42 Plus and the ET 500. On the SPU F42, it offers a 940 mm clear passage with a stainless-steel threshold of 10 mm in the middle and 5 mm at the edges (PRM, pushchairs, bikes). It helps comply with the Luxembourg law of 29/03/2001 on accessibility, to be confirmed for each project. It can serve as an emergency exit and avoids installing a separate pedestrian door, reducing the building's construction costs.
Regarding fire resistance, standard collective doors are not fire-rated. If the car park is classified as a public building or the fire regulations require it, Hörmann's FlexFire fire curtains (E30 to E120, EW30 to EW90, EI2 30) complete the installation. Their roller box starts at 250 × 283 mm (curtain up to 3,500 mm high), with 115 × 70 mm side guides, and they work on the Gravity Fail Safe principle (closing by gravity without electrical power).
STN IP54 terminal: push button, RFID badge reader and intercom. Installed at the parking entrance, it provides secure pedestrian access with direct communication to the property manager or caretaker.
« In co-ownerships, repeated breakdowns often have the same causes: no maintenance contract, seized rollers, dirty sensors and lost badges never revoked. Regular maintenance, overhauled access control and red/green lights at the car park entrance greatly reduce these incidents. And a manager who keeps the list of active badges up to date stays in control of access: that is real peace of mind. »
Budget & product range
3 budget levels for condominium doors in Luxembourg. From the standard SPU F42 Plus to the premium design ET 500, each level meets the residence specification requirements. Installation, BiSecur access control and commissioning included.
SPU F42 Plus standard
42 mm collective sectional door, up to 50,000 cycles as standard (200,000 with the long-life equipment), quiet two-component rollers, ITO 500 FU or WA 500 operator, access control via BiSecur HSE 4 BS remotes. Standard RAL colours. Ideal for functional co-ownerships on a controlled budget.
- 42 mm double-wall steel panel
- 50,000 cycles (200,000 optional)
- Bi-component silent rollers
- ITO 500 FU or WA 500 motorization
- HSE 4 BS BiSecur remotes
- EN 13241 compliance
SPU F42 Plus complete
Collective sectional door with full access control (CTR code keypad + TTR 1000 transponder reader), red/green lights, STN posts, wicket door. RAL colour of your choice. The standard for co-ownerships of 20 to 60 units.
- 42 mm panel, RAL colour of your choice
- CTR code keypad (20 codes)
- TTR 1000 transponder reader
- Red/green signal lights
- STN IP54 terminals with intercom
- Wicket door (940 mm passage)
ET 500 design
Up-and-over door with mechanical counterweight, designed for at least 250,000 cycles, design infill of your choice (expanded metal, aluminium bars, perforated sheet, flush cladding), SupraMatic HT 1,000 N operator, full access control. Ideal for well-kept co-ownership façades.
- Mechanical counterweight, 250,000 cycles
- 16+ infill designs
- SupraMatic HT 1,000N motorization
- Full BiSecur access control
- Integrated photoelectric barrier
- Integrated PMR wicket door available
Prices depend on dimensions, number of doors, access control level and design infill options. Each solution is priced in a free quote. Free site visit, free and fast quote.
Get my condominium quote9 common breakdowns in condominiums
The 9 most frequent problems on collective parking doors, with probable cause, solution and intervention level. Property managers often call us after months of repeated breakdowns - most are avoidable with a maintenance contract.
| Problem | Probable Cause | Solution | Level |
| Door no longer responds to badges | Badge unpaired, weak remote battery, electromagnetic interference (LEDs, transformers), badge reader memory full. | Check the badge is registered on the reader. Replace the remote's battery (CR2032). If the memory is full: delete old inactive badges. Check for nearby sources of interference. | DIY possible |
| Grinding noise when opening | Dry or worn rollers, dirty guide rails, loose compensation springs, unlubricated motor chain. | Lubricate rollers and guide rails (lithium grease, no WD-40). Visually inspect roller condition. If visible wear or noise persists: roller replacement by a professional (standard part). | Professional advised |
| Door closes on a vehicle | Dirty, misaligned or faulty photoelectric sensors. Improperly calibrated force limiter. Obstacle not detected by the barrier. | URGENT: stop the door immediately. Clean the sensors (microfiber cloth). Check alignment (steady LED indicators). If the problem persists: urgent professional call. Non-functioning anti-crush safety engages the property manager's liability. | URGENT - Stop |
| Door tilts to one side | Damaged counterweight cable (ET 500), broken spring (sectional door), unbalanced panel, bent track. | URGENT: do not use the door. Risk of panel falling. Cordon off the area and call a professional urgently. Never attempt to manually rebalance a counterweight or tensioned spring. | URGENT - Stop |
| Code keypad not working | Power cut, forgotten or deactivated code by property manager, damaged keypad (vandalism, water infiltration). | Check keypad power supply. Contact the property manager to verify if the code is active in the BiSecur system. If the keypad is damaged: replacement by a professional (CTR part). | DIY possible |
| Parking smells damp / musty | Insufficient ventilation, blocked ventilation grille, solid door where a ventilated door (ALR F42 with ventilated infill) is required. | Check the natural ventilation grilles (clear any obstructions). If the current door is solid whereas the project requires a ventilated door: replacement with an ALR F42 with ventilated infill (professional, prior study by a design office). | Professional advised |
| Red/green signal lights no longer illuminate | Burnt bulb, cut wiring, faulty control module, worn relay. | Check light power supply. Replace bulb if accessible (standard bayonet). If the control module is at fault: replacement by a professional. Signal lights are mandatory for pedestrian safety in condominiums. | DIY possible |
| PMR wicket door does not close properly | Misaligned lock and strike plate. Loose hinges. Deformed threshold. | Check lock and strike plate alignment. Tighten hinges. If the threshold is deformed: stainless steel threshold replacement by a professional (specific 10 mm part, critical for PMR accessibility). | DIY possible |
| Repeated breakdowns despite repairs | No annual maintenance contract (EN 12635), undetected cumulative wear, misconfigured access control, intensive use without maintenance. | Complete diagnostic by certified technician: verification of all components (springs, rollers, cables, sensors, motorization, access control). Set up an annual maintenance contract with 2 visits/year. This is the most cost-effective long-term solution. | Professional advised |
If in doubt, call us at +352 35 53 78. Free phone diagnosis before any intervention. Annual maintenance contract available for property managers.
Property manager maintenance routine
The EN 12635 standard requires regular maintenance of powered doors in line with the manufacturer's instructions - at least one visit a year for a co-ownership door. Fermelux offers a dedicated building-manager contract with 2 visits a year, priority breakdown handling and a compliance report sent to the co-ownership board. Here is the programme.
Complete post-winter inspection
Check springs and cables (accelerated wear from winter frost). Lubricate rollers and guide rails. Test photoelectric sensors and force limiter. Verify access control (active/inactive badges, purge obsolete codes).
Winter preparation
Complete cleaning of rails and seals. Check waterproofing (SPU F42 Plus). Test red/green signal lights. Check photoelectric barrier. Verify EN 13241 compliance and signed report sent to the property manager.
Visual check by the caretaker
The caretaker or property manager checks monthly: sensor cleanliness (dry cloth), visual condition of seals and rollers, red/green light operation, door response to badges. Any anomaly reported to Fermelux for rapid intervention.
Priority intervention
Property managers under maintenance contract benefit from priority intervention for blocking breakdowns. Free phone diagnosis, rapid intervention subject to availability, genuine Hörmann spare parts. Call-out terms set out in the contract.
Included in the contract
- 2 complete annual visits
- Signed EN 13241 compliance report
- Priority intervention
- Remote BiSecur badge management
- Genuine Hörmann spare parts
- Free phone diagnosis
Without a maintenance contract
- Undetected wear = blocking breakdown
- Dirty sensors = compromised anti-crush safety
- Lost badges never revoked = unauthorized access
- Criminal liability of the property manager in case of accident
- Significantly higher emergency call-out cost
Mandatory standards for condominiums
Collective parking doors are subject to strict European standards and property manager liability. Here is what every condominium board needs to know.
Compliance required
- EN 13241 - Mandatory CE markingEvery motorized condominium door must bear CE marking with a declaration of conformity. Anti-pinch, force limiter ≤ 400N, anti-fall device, photoelectric barrier. The technical file must be kept by the property manager.
- EN 12635 - Regular maintenance requiredThe property manager must have doors serviced at least once a year. The intervention report must be kept for 5 years and presented to the condominium board. In case of an accident, this report is proof of the property manager's diligence.
- ITM ventilation - project requirementsLuxembourg underground car parks must meet the ventilation requirements set for each project. A door with ventilated infill (ALR F42 in expanded metal or perforated sheet) helps achieve them. The design office validates compliance at handover.
- PMR - Law of 29/03/2001Accessibility for people with reduced mobility requires a wide enough passage and a minimal threshold. The SPU F42 wicket door offers a 940 mm clear passage with a stainless-steel threshold of 10 mm in the middle and 5 mm at the edges; the ET 500 can also take a wicket door. Pushchairs and bikes must be able to pass too.
Never without professional
- Criminal liability of the property managerIn case of an accident involving a non-maintained or non-compliant door, the criminal liability of the property manager (legal entity and manager) is engaged. The maintenance log is the only proof of diligence. No insurance covers negligence.
- Springs and counterweights under tensionThe ET 500 is balanced by counterweights and twin cables, the SPU F42 Plus by highly tensioned springs. Any intervention without training is dangerous. Professionals only.
- Lost badges not revokedA lost badge never revoked = free access to the car park for whoever finds it. The building manager must delete inactive badges from the access control system. It is a safety obligation towards residents.
- Missing red/green signal lightsWithout signal lights, a pedestrian may walk under a closing door. This is a direct crushing risk. Signal lights are mandatory for pedestrian safety in condominiums.
Property manager obligation
The property manager must: (1) maintain an up-to-date maintenance log, (2) keep EN 13241 compliance reports, (3) actively manage badges (assignment, loss, revocation), (4) report any non-compliance to the condominium board, (5) promptly call in a professional for safety breakdowns. Fermelux assists property managers with all these obligations through a turnkey contract.
Frequently asked questions
Answers to our customers' most common questions.
Complementary guides
Free audit for your condominium
Our technicians evaluate your parking free of charge: EN 13241 compliance, door condition, access control, ITM ventilation. Written report sent to the property manager and condominium board. Detailed recommendations, free, fast quote, turnkey annual maintenance contract.