Garage door keeps breaking

[Peter Christensen]

This past November, I got a call from my tenant one morning that the garage door at the house he is renting came off the track and wasn't able to close all the way.  I reached out to a couple local repairmen, and hired the first one that was able to fix it that same day.  He had a good reputation on Google, and he's always struck me as a straight shooter.

That first repair was not cheap.  He had to replace a panel of the garage door, a cable, some of the track, and he rebalanced the door for $971.

About a month later, the tenant calls and tells me it's off the track again.  I call my repairman.  He says he stands behind his work so he goes over to the house and puts it back on the track, tweaks a few things (not really sure what he did) but he gets it running smooth again.  No charge since he felt responsible for making sure his repair held up.

Another month goes by and the tenant calls again, says it's been coming barely off the track lately but he's been able to get it back on the track so he could use it, but this time it came off so bad he couldn't fix it and was afraid the door might fall down and land on his car (or worse, him or his wife).  I call my repairman, he makes some other repairs this time, replacing the arm that connects the door to the chain that is pulled by the motor and braces the top panel with a strut that spans the panel, and this time the repair is only $199.  Since he purchased more parts to make this fix, I figured it was fair that I had to pay for them.  I didn't feel great having to pay more, but I figured I'd probably get charged a lot more going with another guy.

Well now fast forward a couple more weeks, and the door is off the track YET AGAIN!  My guy is working on fixing it as I type this, and he says it's going to be $450 this time.  He's replacing more of the track that in the past he tried to just bend back into place (I probably should have insisted on replacing it then, but I'm trying to manage this over the phone and not drive the 1/2 hour to the property each time a repair is made).

I feel stuck.  Anybody have any sage advice on how to handle this?  The repairman seems like a standup guy, and he has solid reviews on Google, but I think he might not be seeing something that is the root problem here.  I keep using somewhat of a "sunk cost fallacy" of thinking he's giving me the best price possible because he knows he's kind of screwed up, but should I just punt and find a new repairman?  I'm thinking about having another guy come look at his work while it's still operational to see if he can spot anything wrong with the installation.  My repairman also keeps hinting about how there may be something wrong with the garage structure, separate from the garage door, that would need to be fixed by a carpenter or someone like that to fix the root problem.  Anyone have any idea what he means?  I suppose if the whole garage isn't built very level or square, that could pose some problems.

Not sure if this matters at all, but the property is located in St. Paul, MN, for what it's worth.

Please help!