ServicesPatio Doors
Patio Door Replacement in Edmonds
If your old patio door sticks, leaks or lets the cold in, we pull it out and look at what sits under it. Soft sill wood and old patch jobs get fixed first. Then we set a new sliding or hinged door that glides, latches and stays dry.
When a New Patio Door Makes Sense
A patio door gets more use than almost any other opening in your home. It gets opened dozens of times a day, it takes direct weather, and it carries a lot of glass. After twenty or thirty years, rollers flatten, tracks wear down and seals give up.
Some of that can be fixed. If the glass is fogged, the frame is warped or the threshold has rotted, replacement is usually the better spend. We tell you which one you have. If a repair will do, we say so, and our window repair page covers that kind of work.
Older houses add their own wrinkles. We often find doors set on a bare plank sill, openings that are out of square, or an earlier install that was caulked over instead of flashed. We plan for those things up front so the new door sits level and drains the way it should.
What Our Patio Door Work Includes
- Sliding or hinged, your choice
- We install sliding doors and hinged French-style doors. We walk through how each one opens, how much floor it needs and how it fits the way you use the room.
- Sill and framing check
- Once the old door is out, we probe the subfloor and framing for soft spots. You see what we find, with photos, before any extra work happens.
- Proper pan and flashing
- Every door goes onto a sloped sill pan with flashing tied into the wall. In a place as wet as Edmonds, this step decides whether the floor stays dry ten years from now.
- Trim, hardware and adjustment
- We set the rollers or hinges, adjust the lock so it catches without a shove, and finish the inside and outside trim.
- Cleanup and haul-away
- We take the old door with us, vacuum the work area and leave the room ready to use.
Signs Your Patio Door Is Due
Opening it is a workout
If you have to lean your weight into the handle, the rollers are likely flattened or the track is chewed up. Once the frame itself twists, new rollers won't fix it.
Fog between the panes
Cloudy glass means the seal between the panes has failed. The insulating gas is gone and the door is losing heat.
Water at the threshold
Damp carpet, dark stains on the floor or a spongy spot near the door are signs water is getting under the sill.
Drafts you can feel
If you can feel air moving along the edges on a windy day, the weatherstripping or the frame has stopped sealing.
The lock won't line up
A latch that only catches if you lift or push the door usually points to a sagging frame, not a bad lock.
How a Patio Door Job Runs
- 1
Site visit
We stop by your place, take measurements of the opening and look closely at the frame, the sill and the floor around it. We go over door styles with you and leave a written quote.
- 2
Order the door
Patio doors are built to size. Once you settle on the style, glass and color, we place the order and set an install date for when it shows up.
- 3
Install day
Floors get covered first. We take out the old unit and repair any rot we found. Then the sill pan goes in, the opening gets flashed, and the door is set plumb and level with the gaps insulated. Most installs are finished in a single day.
- 4
Walk-through
We run the door with you, opening, closing and locking it, and show you how to keep the track clear. We go over the paperwork too. Our work is backed by a 10-year workmanship warranty.
What Moves the Price of a Patio Door
Two patio doors that look alike can end up at very different prices. The new unit is only part of the bill. The rest depends on what is hiding under the old door, so if we find a problem, you see photos and a price before we touch it.
- Width and number of panels
- A basic two-panel slider is the simpler job. Wider three- or four-panel units and pairs of hinged doors take more material and more hands to set.
- The door you pick
- The frame material matters. Vinyl sits at one price point, while fiberglass and wood with an exterior cladding sit at others. Glass upgrades add to it too, such as low-E coatings, tempered panes or blinds built in between the glass.
- What shape the opening is in
- A soft subfloor, a header that has dropped or walls that are out of square all need fixing before the door goes in. That means extra labor and lumber, and it is the part older houses tend to surprise people with.
- Resizing or restyling
- Swapping a slider for French doors or widening the opening means reframing. Keeping the same size and type is the most direct route.
Patio Door Questions
Something not covered here? (425) 517-3592
Can you put a new door in my old frame?
Sometimes, but with patio doors we usually recommend a full tear-out. The old sill is often the part that has failed, and a door set on a bad sill will leak no matter how good it is. We check yours and tell you plainly which way makes sense.
Should I choose a slider or French doors?
Sliders save floor space and suit tight decks or rooms with furniture near the door. Hinged doors open the full width and have a more traditional look. We can show you both and talk through how you use the space.
What happens if you find rot?
We stop and show you. You get photos and a clear price for the fix before we go on. Nothing extra gets done without your okay.
Who stands behind the work if something goes wrong?
We do. Our company is licensed, insured and bonded. That matters on a patio door job, since we are opening up a whole section of wall on your home to do it.
Do you offer payment options?
Yes, we have flexible payment options. We can go over them when you call for your free quote.
Get Your Patio Door Working Right Again
Give us a ring and describe the trouble, whether it sticks, leaks or won't lock. We will come out, look it over and give you a straight answer on fixing or replacing, with the price in writing.