ServicesPatio Doors
Patio Doors in Kirkland
A patio door is the largest moving part of your home's outside wall. We replace sliding and hinged patio doors with attention to the sill, the shims and the flashing. Those details decide whether the door glides and seals for years or starts dragging and leaking.
When a New Patio Door Is the Right Call
Plenty of patio doors in the area are original aluminum or early vinyl sliders. Over time the rollers wear flat, the track bends, and the seals between the glass panes fail. Once the frame itself is out of square or the sill has let water into the subfloor, adjusting the door won't fix it. A new door, installed properly, will.
We install sliding doors, hinged French-style doors and wider multi-panel units in vinyl, fiberglass and clad wood. Every one goes in on a sloped sill pan, gets shimmed at the hinge and lock points, and is adjusted before we pack up. That way the door you open on the first day still feels the same years later.
What the Work Includes
- 01
Measuring the rough opening
We measure the framed opening, not just the old door, and check it for level and square. That tells us what size to order and how much shimming the new frame will need.
- 02
Careful removal
The old door comes out in pieces where needed so the interior trim, flooring and wall finish around it stay intact.
- 03
Sill pan and flashing
Before the new door goes in, we form a sloped sill pan that drains to the outside and lap flashing tape in the right order, bottom first. Long rainy seasons test this detail more than any other.
- 04
Setting, shimming and fastening
Shims go behind every fastening point so screws pull the frame snug without bowing it. A bowed frame is why many sliders stick within a year.
- 05
Insulating and sealing
Low-expansion foam fills the gap around the frame without pushing it out of shape. The exterior then gets a clean sealant joint matched to the cladding.
- 06
Final adjustment
We set the rollers or hinges, tune the lock and strike, and check that the panel closes evenly against the weatherstrip from top to bottom.
Questions about Patio Doors?
Call(425) 648-3709Signs Your Patio Door Is Due
It drags or jumps the track
Worn rollers can sometimes be swapped. When the track is bent or the frame has shifted, the door will keep fighting you.
Cloudy glass you can't wipe clean
A milky film or droplets trapped inside the double glazing tell you the edge seal has given out. With the insulating gas lost, the glass runs cold on winter mornings and the door no longer holds heat the way it did.
Water inside at the sill
Damp carpet, a darkened floor edge or a soft spot near the threshold points to a sill that is letting water in. Catching it early keeps the repair to the door and not the subfloor.
Drafts and whistling
If you feel air along the meeting rail or hear wind on a stormy night, the weatherstrip and frame are no longer closing tight.
The latch takes a shove
Needing to lift the handle or lean on the panel before the lock catches usually means the door has sagged in its frame. Beyond the daily irritation, it makes the door harder to secure.
How the Job Runs
- 1
A no-pressure consultation
We look at the door, the opening and the floor around it, talk through styles and glass options, and give you a written quote. There is no obligation to go further.
- 2
Ordering your door
Patio doors are made to size. We confirm measurements, color, hardware finish and swing direction with you before the order is placed.
- 3
Installation day
We cover the floor and nearby furniture, take out the old unit and check the subfloor before anything new is set. In most cases the old panels are gone before lunch, and by late afternoon the replacement is sealed, adjusted and locking, so your home is rarely left with an open wall overnight.
- 4
Walkthrough and cleanup
We operate the door with you, show you how to keep the track clean, and haul away the old door and all debris.
What Moves the Price
Two patio doors that look alike can be priced quite differently. The door itself is only part of it. What we find in the opening matters just as much, and we explain each line on your written quote.
- Style and width of the door
- A basic two-panel slider is the simpler build. Hinged French pairs and wide multi-panel units carry more glass and more hardware, and the price rises with them.
- Frame material and glass
- Vinyl, fiberglass and clad wood sit at different points. Low-E coatings, laminated glass and internal blinds each add to the cost.
- Condition of the opening
- Rotted sill framing or a water-damaged subfloor has to be repaired before a new door can sit level. We show you photos of anything we find.
- Resizing or restyling the opening
- Going wider than the current door, or trading a slider for a hinged pair, often calls for a new header above the frame and a building permit. A same-size swap in the existing opening rarely needs either, which keeps the scope simpler.
Patio Door Questions
Should I choose a sliding door or a hinged French door?
Sliders save floor space and suit busy decks and narrow rooms. Hinged doors give a wider clear opening and a more traditional look, but they need room to swing. We bring samples to the consultation so you can see both in your own space.
Can my old slider just be adjusted instead?
Sometimes, yes. If the frame is sound and the glass seals are intact, new rollers and weatherstrip can bring it back. We'll tell you honestly if that is the better route before we talk about replacement.
Will my floor and trim be damaged?
We protect the flooring and work carefully around the interior trim so most of it can stay. If a piece cannot be saved, we tell you before we start, not after.
Can you install during the rainy months?
Yes. Because most of our installs are done in a day and the opening is flashed before the door is set, we can work through much of the wet season. On a heavy downpour day we reschedule rather than rush the sill.
Do you offer payment plans?
We offer flexible payment options. We can go over them on the phone or during your consultation so you know how it works before you decide.
Ready for a Door That Closes the Way It Should
Tell us about your patio door and we'll arrange a time to look at it. You'll get free, no-pressure quotes with every line explained.