ServicesPatio Doors
Patio Doors in Federal Way
We replace sliding and hinged patio doors so they glide easily, seal tight against wind-driven rain and stay that way with a little upkeep. Every job starts with a calm conversation about how much life your current door still has in it.
When a patio door is worth replacing
A patio door works harder than any window in your home. It slides or swings thousands of times a year, carries a large pane of insulated glass and sits right at floor level, where rain runs off the deck and collects against the sill. Small wear adds up. Rollers flatten, weatherstripping compresses, and the seal between the glass panes eventually lets go.
Plenty of those problems can be fixed. New rollers, a cleaned track or fresh weatherstripping can give an older door years more use, and we will say so when that is the better answer. Replacement makes sense when the frame is warped or soft, the glass has fogged in both panels, or water has started reaching the subfloor.
When we do replace a door, we set it up to last: a flashed sill pan, a frame set plumb and square, and hardware that can be adjusted later instead of thrown away.
What a patio door replacement includes
- 01
Sliding, hinged and French styles
We install two-panel and multi-panel sliders as well as hinged and French patio doors. We help you compare vinyl, fiberglass and wood-clad frames by how each handles moisture and how much care it asks of you over the years.
- 02
Careful removal of the old door
We cut the old unit free, protect the flooring and nearby trim, and check the rough opening for soft wood before anything new goes in.
- 03
Sill pan and flashing
The sill is where most patio door leaks begin. We set a sloped sill pan and lap the flashing so any water that gets past the threshold drains back outside instead of into the floor.
- 04
Hardware tuned to the frame
We adjust the rollers or hinges, set the strike and lock, and confirm the panel moves and latches without force.
- 05
Trim, sealing and cleanup
We finish the interior casing, seal the exterior perimeter and take the old door away with us.
- 06
A short care walkthrough
Before we leave, we show you how to clear the track, keep the weep holes open and adjust the rollers. Those few habits are what keep a good door working for decades.
Questions about Patio Doors?
Call(253) 264-0720Signs your patio door needs attention
It drags or jumps the track
A slider that takes two hands usually has worn rollers or a bent track. New rollers sometimes fix it. If the track itself is damaged, replacement is often the cleaner answer.
Fog between the panes
Haze inside the glass means the insulated seal has failed. It will not wipe away, and the door has lost much of its insulating value.
Drafts along the edges
Flattened weatherstripping or a frame that has shifted lets cold air slip in. Damp, windy winters make it easy to feel.
Water on the floor inside
Stains, swelling or soft flooring near the threshold point to a sill that no longer drains. This one is worth looking at soon, before the subfloor takes the damage.
A lock that will not catch
Hinged doors that rub, or locks you have to lift to latch, often mean the frame has moved out of square.
How a patio door install runs
- 1
Consultation and measuring
It starts with a no-pressure consultation by phone, then a visit to measure the opening and look at the sill and framing. You get a free quote that lists the door, the labor and any repairs we expect.
- 2
Choosing and ordering
Patio doors are built to size. We confirm the style, glass and finish with you before ordering, then schedule the install once the door arrives.
- 3
Install day
We protect your floors and the path through the house, remove the old door and repair the opening if needed. Then the sill pan goes in, followed by the new frame and panels. A straight replacement usually wraps up before evening.
- 4
Final check
We run the door through its full motion, test the lock, seal the exterior and clean up. Then we walk you through the upkeep that keeps it rolling smoothly.
What affects the cost of a patio door
Every opening is a little different, so we price each door after seeing it. Your quote lists the door, the labor and any repair work as separate lines, so nothing appears later as a surprise. Flexible payment options are available.
- Size and configuration
- A standard two-panel slider costs less than a wider three- or four-panel unit or a pair of French doors.
- Frame material and glass
- Vinyl, fiberglass and wood-clad frames differ in price and in long-term upkeep. Low-E coatings, laminated glass and built-in blinds also move the number.
- Condition of the opening
- Rot in the sill plate or subfloor has to be repaired before a new door goes in. We show you photos of anything we find so you can see why it matters.
- Changing the opening size
- Going wider means new framing and a header. That kind of change typically needs a permit, and we pull it.
- Finish and hardware
- Interior wood finishes, exterior colors and upgraded handle sets add cost, and they also shape how the door looks and wears over time.
Patio door questions
Can my sliding door be repaired instead of replaced?
Often, yes. Worn rollers, a dirty or slightly bent track and tired weatherstripping are all repairable, and we will tell you when that is the better use of your money. Our window repair service handles similar fixes on windows. When the glass seal has failed or the frame is damaged, replacement usually gives you more years for what you spend.
What warranty comes with a new patio door?
A new patio door from us is covered by a lifetime warranty. We go over what it covers when we review your quote, so you know where you stand before any work begins.
How long does installation take?
Most installs finished in a single day. A replacement in an existing opening usually fits that, while widening the opening or repairing rot underneath can add time. We tell you which applies before anything is scheduled.
Vinyl, fiberglass or wood-clad: which lasts longest?
Fiberglass holds its shape well through temperature swings and needs very little care. Vinyl is economical and low-maintenance, though very wide panels can flex. Wood-clad frames give a warm interior finish but ask for occasional refinishing on the inside. We help you weigh those against how often you use the door.
How do I keep a new patio door working well?
Vacuum the track a few times a year, keep the weep holes at the bottom of the frame clear and wipe the weatherstripping clean. If the door starts to drag, the rollers can be raised with a screwdriver. Small attention like this is what lets a well-installed door last.
Talk through your patio door with us
Tell us what your door is doing and we will help you decide whether it needs a tune-up or a replacement. The quote is free and comes with no pressure to buy.