ServicesPatio Doors
Patio Door Replacement in Normandy Park
Old sliders that stick, leak air or sweat on cold mornings get swapped out for new sliding or hinged patio doors that roll smoothly and latch with one hand. Tighter seals and better glass keep that room warmer through winter, so your furnace runs less. Most installs are finished in a single day.
A Door You Use Every Day Should Work Every Day
A patio door is the biggest piece of glass in most houses. When it gets old, you feel it. The slider sticks, the latch won't catch, and there's a cold strip of air along the floor all winter.
Older aluminum sliders are the usual problem. The frame pulls cold straight through, the glass sweats on chilly mornings, and the rubber seals go flat. A new door with double-pane, low-E glass and fresh weatherstripping fixes the draft and the fogging, and it cuts the heat you lose through that wall.
We replace sliding doors, hinged French-style doors and swinging patio doors. If a door only needs new rollers or a latch, we'll tell you that, and our Window Repair page covers that kind of fix.
What Your Patio Door Install Includes
Measuring and door options
We measure the opening ourselves and show you sliding and hinged options that fit it. You pick the frame material, glass package, hardware and color.
Careful removal of the old door
We take out the old panels and frame without tearing up your floor or interior trim. Drop cloths go down first, and the old door leaves with us.
Sill pan and flashing
Water sneaking under the frame is what rots most patio door sills. The new door sits on a pan that tilts toward the outside, and the side jambs get flashed, so any rain that gets in drains back out.
Setting, sealing and adjusting
The new door is shimmed level and plumb, insulated around the frame and sealed. Then we adjust the rollers or hinges until it opens with one hand and locks without a shove.
Trim and cleanup
We finish the inside and outside trim, vacuum up, and walk you through the locks. Your new door comes with our glass break warranty.
Signs Your Patio Door Is Ready to Go
It drags or jumps the track
Worn rollers and a bent track make a slider fight you. If new rollers don't fix it, the frame itself is often out of shape.
Fog between the panes
Haze or droplets inside double-pane glass mean the seal has failed. That glass no longer insulates the way it should.
A draft along the floor
Hold your hand near the bottom on a windy day. If you feel air moving, the weatherstripping or the frame has given up, and you're paying to heat the patio.
Soft or stained sill
Dark spots or soft wood at the base of the door point to water getting in. That needs attention before it spreads into the subfloor.
The lock won't line up
If you have to lift or push the door to latch it, it isn't holding tight. That's a comfort problem and a security problem.
From First Call to Finished Door
- 1
Look and measure
Once you reach us by phone, we pick a time to stop by. We measure the opening, check the sill and the framing around it, and hand you a written quote with every item spelled out.
- 2
Your door gets built
Patio doors are made to fit your opening. After you settle on options we place the order, and we let you know when it's in.
- 3
The install
Crews generally arrive in the morning, lay down floor protection, take out the old door and set the new one. Most installs are finished in a single day, and the opening is closed up and weathertight before we leave.
- 4
Final check together
We run the door with you, go over the locks and screen, and clean up the work area. If something doesn't feel right down the road, call and we'll come out to adjust it.
What Sets the Price of Your Patio Door
Every opening is a little different, so we give you a number after we've seen yours. The quote breaks out the door, the labor and any repairs on separate lines, so nothing is hidden. Flexible payment options are available too.
- How big and how many panels
- Two panels in a standard opening is the most affordable setup. A wide three-panel slider or a pair of hinged French doors runs higher, and so does extra-tall or extra-wide glass.
- Frame and glass choices
- Vinyl, fiberglass and wood-clad frames each carry a different price. Better low-E glass or tempered upgrades add a little up front and keep the room warmer for years.
- Damage hiding below the sill
- A slow leak under an old door can rot the subfloor or the framing beneath it. That gets fixed before the new door goes in. We show you photos of what we found, and no extra work starts until you say yes.
- Resizing the opening
- Putting the new door in the existing hole keeps things simple. Going wider usually calls for a new header and a permit, and we take care of pulling it.
Patio Door Questions
Something not covered here? (206) 984-4841
Should I get a slider or a hinged door?
It mostly comes down to space. A slider doesn't swing into the room, so it works where furniture sits close. Hinged doors open wider and seal tightly when closed, but they need clear floor space to swing.
Will a new patio door really lower my heating bill?
It helps, especially if you're replacing an old aluminum slider. Those frames carry cold right in, and the seals leak air. How much you save depends on the rest of the house, but the room near the door will feel warmer right away.
What happens if the glass breaks later?
Our patio doors come with a glass break warranty. Ask about it on the phone or at the visit and we'll go over how it works for the door you choose.
Do I need to be home on install day?
Someone should be there when we start and when we finish, so we can confirm the plan and walk you through the new door. In between, we just need access to the room and the patio.
Can you match my new windows?
Yes. We can pick a frame color and grid style that match the windows you have, or plan the door alongside a Window Replacement project so everything goes together.
Ready for a Door That Slides Easy and Seals Tight
Tell us about your door and we'll come take a look. We offer free, no-pressure quotes, and we work in Normandy Park, Burien, Des Moines and nearby towns.