ServicesPatio Doors
Patio Doors in Issaquah
When a patio door sticks, drafts or leaks, we take it out and put in a new sliding or hinged door that closes easily and seals tight. Before the new frame covers the opening, we photograph the sill and framing so you see what was there.
A new patio door, and a clear look at how it went in
A patio door is the biggest opening in most walls. When it drags, leaks or lets cold air in, you notice it every day. We pull the old door, check the framing and sill underneath, and set a new door that is level, sealed and easy to use.
The part most people never see is the bottom of the opening. That is where water sits and where rot starts. We take photos once the old door is out, walk you through what we found, and take more after the repair and flashing are done.
We install sliding doors and hinged French-style doors. If you are also thinking about new windows or a front door, see our Window Replacement and Entry Doors pages.
What the job includes
- Taking out the old door
- Drop cloths go down on your floors first. Then we cut the old frame loose and lift it out, keeping damage to the inside trim and flooring to a minimum.
- Sill and subfloor check
- With the opening bare, we probe the sill and subfloor for soft wood. You see what we see, and we explain any repair and what it adds before we touch it.
- Sill pan and flashing
- A sloped sill pan goes under every door we set, tied into the wall's weather barrier. It sends any water that gets past the door back outside instead of into your floor.
- Setting and adjusting
- The door is shimmed plumb and level, insulated around the frame and sealed. We adjust the rollers or hinges and the lock until the door closes easily and latches tight.
- Trim and cleanup
- We finish the trim inside and out, haul the old door away and vacuum before we go. Most installs are finished in a single day.
- Your job record
- When the work wraps up, you get the full photo set: before, during and after. It is useful for your records and for anyone who buys your home later.
Signs your patio door needs replacing
It fights you to open
Worn rollers and a bent or pitted track make a slider drag. Sometimes new rollers fix it. If the track or frame is damaged, replacement is usually the better spend.
Fog between the panes
Haze or droplets inside the glass mean the seal has failed. The door loses most of its insulating value, and the fog will not wipe off.
Drafts or water at the bottom
Cold air at your ankles or a damp spot on the floor near the sill points to worn weatherstrip or a failed sill. In a wet winter, that water can soak the subfloor for months before you see it.
Soft or dark wood near the door
Spongy flooring, peeling paint or dark stains at the frame are signs of rot. The longer it goes, the more framing needs repair.
A lock that won't line up
If you have to lift or shove the door to lock it, the frame may have shifted. That is a security problem as much as a comfort one.
What moves the price of a patio door
No two openings are quite the same, so we price the job after we have seen yours. The quote lists the door, the labor and any repair as separate lines, so the total does not shift on you later. Flexible payment options are available if that helps.
Door type and size
A standard two-panel slider costs less than a wide multi-panel unit or a pair of hinged French doors. Taller and wider doors cost more to build and take more work to set.
Frame material and glass
Vinyl, fiberglass and wood-clad frames each land at a different price. Glass upgrades raise it too, such as a low-E coat that cuts heat loss or blinds sealed between the panes. Every patio door we install has tempered safety glass.
What is under the old door
If the sill is sound, the price stays where we quoted it. Rotted subfloor or framing means extra repair work, and you see photos of the damage before we start any of it.
Changes to the opening
Going from a slider to French doors, or widening the opening, means new framing and often a permit. Putting a new door into the same size opening is simpler and costs less.
How a patio door job runs
- 1
The first call
Tell us what the door is doing and when you are usually home. We set up a visit for a free, no-pressure quote, and you take whatever time you need to decide.
- 2
Measuring and checking
We measure the opening and look over the track, glass and sill. You get a written quote that lists the door, the install and any repair we think is likely.
- 3
Order and schedule
Once you pick a door, we order it built to your opening. When it arrives, we book your install day.
- 4
Install day
We cover the floor, take out the old door and record the condition of the sill and framing. Then we make any repairs you approved, flash the opening, set the new door, trim it and clean up.
- 5
Walkthrough
We show you how the lock and screen work, go over what we found and fixed, and answer your questions before we leave.
Patio door questions
Should I choose a sliding door or a hinged French door?
A slider saves floor space because nothing swings into the room. French doors open wider and have a more traditional look, but you need clear space for them to swing. We can show you both at the quote and talk through how you use the room.
My slider sticks. Is a repair enough, or does it need replacing?
It depends on the frame and the glass. If both are in good shape, new rollers, a track fix or fresh weatherstrip can get the door gliding again. If the glass seal has failed or the sill is rotting, we will tell you a new door is the better spend. Our Window Repair page covers more of the fix-it work we do.
What happens if you find rot under the old door?
We stop and show you the damage. We explain the repair and what it adds to the cost, and we only go ahead once you say yes. The finished repair gets photographed too, before the new door covers it.
How long will my house be open?
Most installs are finished in a single day, and we do not leave until the new door is in and sealed. If a larger repair stretches the job, we wrap and secure the opening so your home stays dry and locked up overnight.
What warranty comes with a new patio door?
Our standard window options carry manufacturer-backed warranties. For patio doors, coverage depends on the maker and model, so we go over the terms for the door you pick when we give you the quote.
Let's look at your patio door
We will come out, check how the door and sill are holding up, and give you a written quote that shows what we saw. We work in Issaquah and nearby towns like Sammamish, Bellevue and Renton.