ServicesPatio Doors
Patio Doors in Mountlake Terrace
We replace tired sliding and hinged patio doors with units that glide, lock and seal the way they should. Floors inside are covered, the deck and beds outside are protected, and you know what is happening at each step of the day.
A patio door is the biggest opening in most rooms
It carries a large area of glass, takes traffic every day and sits right where rain likes to collect. When the rollers wear down, the weatherstripping goes flat or the sill starts to soften, the whole room feels it: a chill along the floor, a door that fights you, condensation clouding the view.
We approach patio door replacement from the sill up. The old unit comes out cleanly, we check the framing underneath, build a sloped and flashed sill pan, then set the new door plumb, level and sealed. Long wet winters in the Puget Sound area are hard on any door that drains poorly, so the sill gets most of our attention.
Our crew is licensed, insured and bonded, and our installation carries a 10-year workmanship warranty. If a window nearby is failing too, our window replacement work can be scheduled for the same visit.
What the work includes
- 01
Protection before anything moves
Drop cloths and floor runners go down along the path from the door to the work area. Outside, boards cover the decking and sheets go over nearby plantings, so old panels and the new frame never rest on them.
- 02
Careful removal of the old door
The heavy glass panels come out first and leave your home that same day. Where we can, we slice through old sealant instead of prying against your interior trim.
- 03
A look at what is underneath
With the old sill removed, we check the subfloor and framing for soft wood. Any rot gets photographed and talked through with you before extra work begins.
- 04
Sill pan and flashing
We build a sloped, flashed pan beneath the threshold. If rain ever works past the door, the pan carries it out to the exterior so your floor stays dry.
- 05
Setting, insulating and trimming
The door is shimmed plumb and level so the panels slide or swing evenly. Low-expansion foam fills the gap, and the interior trim is fitted and finished to suit the room.
- 06
Cleanup and walkthrough
We vacuum, wipe down the glass, haul away debris and show you how the locks, screens and adjustments work.
Questions about Patio Doors?
Call(425) 600-7934When an old patio door has run its course
The slider sticks or hops off its rail
Worn rollers and a dented track turn opening the door into a chore. Fresh rollers help for a while, but a frame that has warped will keep grinding them down.
Haze trapped inside the glass
A cloudy film between the panes means the sealed unit has let moist air in and lost its insulating gas. No amount of cleaning will clear it.
Drafts along the threshold
Flattened weatherstripping and a frame pulled out of square let cold air slip in at floor level, most of all on windy winter nights.
Soft or stained flooring beside it
Dark boards, lifting laminate or a spongy feel underfoot near the door point to water getting in beneath the sill.
A latch that misses
If the lock only engages when you lift or shove the panel, the frame has moved and the door no longer secures your home as it should.
How a patio door project runs
- 1
Consultation at your home
We look at the opening, measure it and walk you through sliding and hinged options, frame materials and glass. You get a written estimate with each line explained, and no pressure to decide that day.
- 2
Ordering your door
Patio doors are built to the measured size, so we confirm the order details with you and let you know when it arrives and which day suits the install.
- 3
Install day
We protect the floors and outside areas, remove the old door, inspect the sill area and set the new unit. Most installs are finished in a single day, and we keep you posted if anything changes the plan.
- 4
Final check together
Before we leave, we operate the door with you, adjust the rollers or hinges, and make sure the area is clean.
What shapes the price of a patio door
Every opening has its own quirks, so we put a number on the job only after measuring yours. The written estimate lists each part of the work on its own line, so you can see where the money goes and why. Flexible payment options are available if you would rather spread the cost over time.
- Size and configuration
- A plain two-panel slider is the simplest door to supply and set. Openings that take three or four sliding panels, or French doors flanked by sidelites, need more material and more hands on the day.
- Frame material and glass
- Vinyl, fiberglass and wood-clad frames differ in cost, finish and long-term care. Low-E coatings, tinted glass and blinds sealed between the panes also move the total.
- Condition under the sill
- Sound framing keeps the job straightforward. A rotted subfloor or rim joist adds repair time, and you see photos of it before any of that work starts.
- Changes to the opening
- Widening the opening, or swapping a slider for hinged doors, can mean new framing and a permit. We pull the permit and include it in the estimate.
- Hardware and finish
- Upgraded handle sets, multipoint locks and interior paint or stain colors each appear as their own line.
Patio door questions
Will you be in my home for days?
Usually not. Most installs are finished in a single day. If we uncover damaged framing that needs repair, we tell you how much extra time it adds before we begin.
Should I choose a sliding or a hinged patio door?
A slider stays within its own frame, which helps in a narrow room or where patio furniture sits close to the glass. Hinged French doors give you the full width of the opening and a more classic look, though they need clear floor for the swing. We bring samples to the consultation so you can see and handle both.
What happens if you find rot under the old door?
We pause and show you. You see photos of the damage, hear what we recommend and know the added cost before any repair starts.
How do you keep the deck and garden from getting damaged?
Before anything comes out, we lay protective boards across the decking and cover the beds and shrubs near the door. Glass panels travel along a cleared path, and debris goes directly to our truck.
Is the installation covered if something goes wrong?
Yes. Our installation work carries a 10-year workmanship warranty. That is separate from the coverage the door manufacturer provides on the unit itself.
Talk through your patio door with us
Tell us what is bothering you about the door you have now. We will set a time to visit, measure and give you a clear written quote with no pressure to commit.