ServicesPatio Doors
Patio Doors in Seattle
A patio door that sticks, leaks at the sill or took a hit in a windstorm is more than an annoyance. We replace sliding and hinged patio doors so they lock, seal and glide again, and we explain your options before any work starts.
When a new patio door is the right call
Patio doors are the biggest piece of glass most homes have, and they take more abuse than any window. They get opened dozens of times a day, they face the yard where branches fall, and their bottom track sits right where water collects.
Some problems are worth a repair. A worn roller or a loose handle is often a simple fix, and our Window Repair page covers that kind of work. When the frame is warped, the glass seal has failed or the sill is letting water into the subfloor, a new door usually costs less over time than chasing repairs. We will tell you which one you are looking at.
If a storm has already hit the door, take photos of it and the area around it before anything is moved. That helps with any insurance claim, and we can walk you through what an adjuster usually wants to see. The adjuster makes the call on coverage, but you will know what to expect.
What your patio door replacement includes
- An honest look at the opening
- We check the frame, the sill and the floor under the track for soft wood or water staining. If something underneath needs attention, you hear about it and see photos before we quote.
- Sliding or hinged, your choice
- We install sliding patio doors and hinged French-style doors. We help you weigh things like how much floor space a swinging panel needs and how each style handles wind pressure.
- A sill that sheds water
- Most patio door leaks start at the bottom. We set the new sill with proper pan flashing and sealant so rain that gets driven against the door drains back outside instead of into your home.
- Glass suited to the location
- Insulated, low-E glass keeps a big pane from turning into a cold wall in winter. Tempered safety glass comes standard on patio doors, so if it ever breaks it crumbles rather than leaving sharp shards.
- Protection and cleanup
- We lay down floor coverings, take the old door away with us and vacuum the area when we finish. Your patio and flooring are left the way we found them, minus the old door.
Signs your patio door needs replacing
Fog between the panes
A cloudy film or moisture trapped inside the glass tells you the seal on the insulated unit has given out. Heat is escaping through it, and the fogging tends to spread.
Water at the sill after rain
Pooling water, wet carpet or dark marks along the track usually mean the sill or flashing has failed. Ignored, that moisture can rot the subfloor.
A slider that fights you
Having to lift or force the panel to open it often points to a bent track or a frame that has gone out of square. Swapping rollers won't cure a warped frame.
Storm or impact damage
A cracked pane, a dented frame or a door pushed off its track by a falling limb should be dealt with soon, to keep your home secure and the weather out.
A lock that will not catch
If the latch stops meeting its strike, the door has likely shifted in the opening. That leaves a weak spot on a door at the back of your home.
How the job goes
- 1
A free consultation by phone
You call, tell us what is going on and we ask a few questions about the door and what happened to it. If a visit makes sense, we set a time that works for you.
- 2
Measure, inspect and quote
We measure the opening, check the frame and sill, and give you a written quote with each item listed. No pressure to decide on the spot.
- 3
Installation day
Most installs are finished in a single day. We remove the old door, repair the opening if needed, flash the sill, set and level the new door, then insulate and seal around it.
- 4
Walkthrough
Before we leave, we show you how the door glides and locks, and we answer any questions. Our work is covered by a 10-year workmanship warranty.
What affects the cost of a patio door
We don't quote a patio door sight unseen, because no two openings come apart quite the same way. After we look at yours, you get a written quote that separates the door, the labor and any repair work, so nothing is hidden in a single total. If paying all at once is a stretch, ask about our flexible payment options.
- Door size and style
- A standard slider with one fixed panel and one moving panel is the simplest to supply and set. Going wider with three or four panels, or choosing two swinging doors that meet in the middle, raises the price.
- Frame material
- Vinyl, fiberglass and wood-clad frames vary in price and upkeep, and in how they stand up to long, damp winters.
- Glass options
- Low-E coatings, a third pane or blinds sealed between the glass all add to the price of the door itself.
- Condition of the opening
- Soft framing or a subfloor softened by water has to be repaired before the new door is set. We photograph what we find so you can see why the extra work is needed.
- Resizing the opening
- Widening the opening or changing from a slider to hinged doors can mean new framing, which takes more time and material.
Patio door questions we hear often
Something not covered here? (206) 312-8166
A branch cracked my patio door glass. Can you replace just the glass?
Often, yes. When the frame and track are still straight and the door works well otherwise, a new glass unit may be all it needs. If the hit bent the frame, or the door was already drafty and worn, replacing the whole door is usually the better use of your money. We'll take a look and tell you plainly which way we'd go.
Will my insurance cover a patio door broken in a storm?
It comes down to your policy and what your adjuster decides. We can give you photos of the damage and an itemized written quote, which covers what most adjusters want to see. We don't stand in for your adjuster, but we're glad to explain how the process usually goes.
Is it better to go with a sliding door or hinged French doors?
A slider keeps floor space free, which helps when a couch or table sits near the door. Hinged doors open wider and have a classic look, but they need clear room to swing. We'll ask how you use the space and help you pick.
What protection do I have while your crew is working?
Our company is licensed, insured and bonded. If something goes wrong during the job, you aren't the one left carrying the risk, and you can ask us about it anytime during your consultation.
Will there be a gaping hole in my wall for days?
No. Most installs wrap up in a single day, and the old door stays in place until the new one is ready to go in. If we uncover rot or a hidden framing problem that takes longer to fix, we close up the opening securely before we leave for the night.
Get your patio door working right again
Tell us what happened to your door and what you would like it to do better. We will talk it through with you and give you a free quote with no pressure to commit.