ServicesPatio Doors
Patio Doors in Lynnwood
We replace worn sliding and hinged patio doors with units that glide, seal and lock properly. Before the new frame goes in, we check the subfloor under the old sill and add a proper sill pan, so rain stays outside your home.
When a New Patio Door Is the Right Call
A patio door works harder than any window in your home. It opens dozens of times a day, carries the weight of a large glass panel on two small rollers, and its sill catches every bit of rain that runs off the deck. When the rollers flatten, the track wears, or the seal between the glass panes fails, the door gets hard to move and starts leaking heat.
Some problems can be fixed. A dirty track or a worn roller can often be cleaned or adjusted. Fogged glass, a bent frame, or a sill that has let water into the floor framing usually means replacement is the better use of your money. We look at the door with you, explain what we see and why, and let you decide. We treat it the way we would want a neighbor's door handled, with no pushing toward the bigger job.
What Our Patio Door Work Includes
Sliding and hinged options
We install two-panel and multi-panel sliders, plus hinged French-style doors that swing in or out. We can also change one style to the other when the rough opening allows.
Your choice of frame material
Vinyl is low maintenance and resists moisture. Fiberglass stays straight through temperature swings and takes paint. Wood-clad frames give you real wood inside with a weather-resistant skin outside.
Insulated, tempered glass
Patio door glass must be tempered safety glass, so it breaks into small pieces instead of sharp shards. We pair it with low-E coatings and gas-filled insulated units that cut heat loss and summer glare.
Sill pan and flashing
A formed sill pan under the threshold sends any water that gets past the weatherstrip back outside. It is the detail most often skipped on older installs, and it is the main reason floors rot near patio doors.
Hardware that fits the door
We set handles and locks to match the door type, including multipoint locks that pull a hinged door tight against its weatherstrip at several points along the edge.
Trim, sealing and cleanup
We finish the interior and exterior trim, seal the perimeter, haul away the old door and vacuum the work area before we leave.
Signs Your Patio Door Needs Attention
- It drags or jumps the track
- Flat rollers and a worn aluminum track make a slider grind and stall. Once the track is gouged, new rollers alone rarely last.
- Fog between the panes
- Moisture between the two layers of glass means the seal in the insulated unit has failed. The gas fill is gone, and the haze will not wipe off.
- Water at the threshold
- Damp carpet, swollen laminate or dark stains by the sill point to water getting under the frame. In our wet fall and winter months this tends to get worse quickly.
- A soft spot in the floor
- If the floor flexes just inside the door, the subfloor may already be rotting. The sooner it is opened up, the smaller the repair.
- The lock won't line up
- When a door sags or the frame racks out of square, the latch misses its keeper. That is a security problem, not just an annoyance.
How a Patio Door Install Goes
- 1
Consultation and measuring
We measure the rough opening, check the door for square and level, and press on the floor near the sill. You get a written quote that lists the door, glass and trim work line by line.
- 2
Ordering your door
Patio doors are built to size, so we order once you have chosen the style, frame and glass. We set the install date when the unit arrives.
- 3
Removal and inspection
On install day we lay drop cloths, pull the old panels and frame, and inspect the subfloor and framing. If we find rot, we show you, explain the fix and price it before we go further.
- 4
Setting the new door
We install the sill pan, set the frame level and plumb on shims, and fill the gap with low-expansion foam that will not bow the frame. Then we adjust the rollers or hinges until the door moves easily and latches cleanly.
- 5
Trim and walkthrough
We finish trim, seal the exterior, clean up and walk you through the locks and track care. Most installs are finished in a single day.
What Moves the Price of a Patio Door
Every opening is different, so we quote after seeing yours. The biggest swings come from the door you pick and what we find under the old sill. Free, no-pressure quotes and flexible payment options are both available.
- Size and configuration
- A standard two-panel slider costs less than a wide three- or four-panel unit or a pair of hinged doors with sidelites.
- Frame material
- Vinyl is usually the most economical. Fiberglass and wood-clad frames cost more but bring stiffness, paintability or a wood interior.
- Glass package
- Upgraded low-E coatings, triple panes or built-in blinds between the glass all add to the price.
- Condition of the opening
- Rotted subfloor, damaged framing or a resized opening adds carpentry time and materials.
- Trim and finishing
- Matching existing casing, new interior trim, or painting and staining a wood-clad door affects the final number.
Patio Door Questions
- Can you just fix my sliding door instead of replacing it?
- Sometimes. If the track is clean and straight and the glass is clear, new rollers and an adjustment may be all it needs. If the glass is fogged, the frame is bent or the sill is leaking, a repair usually will not hold. We will tell you which case you are in.
- Can I switch from a slider to French doors?
- Often, yes. Hinged doors need swing room inside or out, and the opening may need minor framing changes. We check both during the consultation so you know what the switch involves before you decide.
- How long will my home be open to the weather?
- Most installs are finished in a single day, so the opening is closed up before we leave. If we find rot that needs extra repair, we explain it on the spot and keep the opening protected.
- Does a patio door replacement need a permit?
- It depends on the scope. A same-size replacement often does not, while changing the opening size or structural framing can. We check the requirement for your job and pull the permit when one is needed.
- Will a new door really help with drafts and heating bills?
- A large patio door can lose a lot of heat through old glass and worn weatherstrip. Low-E insulated glass, a tight-sealing frame and properly set weatherstripping cut both drafts and the cold feeling near the door.
Ready for a Door That Slides and Seals
Tell us what your patio door is doing, and we will come look at the track, glass and sill with you. You get an honest read and a clear written quote.