ServicesPatio Doors
Patio Doors in Federal Way
We replace worn, drafty sliding and hinged patio doors with new units fitted to your opening and sealed against rain. You get a written quote and a schedule that suits your year, so the door gets done before it starts failing on you.
A new patio door, on your timeline
Your patio door is the biggest moving piece of glass in your home. It gets opened many times a day, it faces the weather head on, and a heavy glass panel rides on a small set of rollers. When it starts to stick, fog up or let water in, it rarely gets better on its own.
We would much rather help you plan the swap than rush it after the sill has rotted or the glass has failed mid-winter. We look at the door, tell you honestly whether a repair will buy you a few more years or whether replacement makes more sense, and put the numbers in writing so you can set money aside.
Most installs are finished in a single day, so you are not living with a boarded-up wall while you wait.
What your patio door project includes
Measuring the real opening
We measure the rough opening itself, not just the old door, and check it for square and level. That tells us whether a standard size will fit or whether the opening needs some adjusting first.
Checking the sill and floor
Patio door sills sit low and catch water. Before we quote, we check the sill area and the floor beneath it for soft or stained wood. If there is damage, it goes on the quote up front instead of turning into a surprise on install day.
Picking the right door
We walk you through sliding versus hinged doors, frame materials and glass options like low-E coatings. Door glass has to be tempered safety glass, and every unit we install meets that.
Flashing and sealing done properly
A new door is only as dry as the work around it. We install a sloped sill pan, flashing tape and sealant so water that gets behind the trim drains back out. With the long rainy stretches we get each fall and winter, this step matters more than the door brand.
Trim, haul-away and cleanup
We finish the interior trim, take the old door and packaging away, and clean up before we leave.
Signs your patio door is ready to be replaced
- It drags or jumps the track
- Worn rollers and bent tracks make a slider fight you every time. Sometimes new rollers fix it. If the track or frame is worn too, replacement is usually the better spend.
- Fog between the panes
- A milky haze inside the glass means the seal between panes has failed. The insulating gas is gone, and the glass will not clear up again.
- Cold glass and drafts
- If the room near the door feels chilly or you see condensation pooling on the track in winter, the door is losing heat and the weatherstripping is likely done.
- Soft or stained flooring at the sill
- Dark spots, swelling or a spongy feel near the threshold point to water getting in underneath. Catching it early keeps the repair small.
- The lock no longer lines up
- When you have to lift or shove the door to latch it, the frame has shifted or sagged. That is a security issue as well as an annoyance.
- An original aluminum slider
- Many homes built in the 1970s and 1980s still have their first aluminum sliders. They sweat, conduct cold and are hard to seal, so they are a good candidate for a planned upgrade.
How your patio door project runs
- 1
A phone call and a visit
You call, tell us what is going on with your door, and we set a time to come look. The quote is free and there is no pressure to decide on the spot.
- 2
A written quote and a plan
We send a line-item quote covering the door, any sill or framing repair, trim and haul-away. We also talk through ordering lead times and flexible payment options, so you can pick a date that works for your budget and your season.
- 3
Install day
We lay down floor protection, remove the old door and inspect the opening once it is open. Then we repair the sill if needed, set and level the new door, and flash and seal it. Most installs are wrapped up the same day we start.
- 4
Walkthrough before we leave
We show you how the locks and any screens work, check that the door glides and latches smoothly, and leave the room clean.
What affects the cost of a patio door
Every patio door quote comes down to the door you choose and the condition of the opening it goes into. We price both in writing before any work starts, so the number you budget for is the number you pay unless you change the plan.
- Size and configuration
- A standard two-panel slider costs less than a wide three- or four-panel unit or a pair of hinged doors with sidelights.
- Frame material and glass
- Vinyl, fiberglass and other frame materials vary in price and upkeep. Glass upgrades like low-E coatings or built-in blinds add to the cost.
- What we find at the sill
- A sound opening keeps things simple. Rotted sill framing or subfloor adds labor and materials, which is why we check before we quote.
- Changing the opening
- Widening an opening or switching from a slider to hinged doors can mean new framing and a header. If that work needs a permit, we will tell you and pull it.
- Timing and lead time
- Custom sizes and finishes take longer to arrive. Planning a few months out gives you more choices and avoids paying for whatever is in stock.
Patio door questions we hear often
- How long will my home be open to the outside?
- Most installs are finished in a single day, and the opening is closed up before we leave. If we find sill damage that needs extra time, we tell you right away and make sure the opening is secure overnight.
- Should I repair my patio door or replace it?
- If the frame is sound and the problem is rollers, a latch or weatherstripping, a repair can be the smarter spend. Fogged glass, a warped frame or water damage at the sill usually make replacement the better value. We give you our honest read either way.
- Can I switch from a sliding door to French-style doors?
- Often, yes. Hinged doors need room to swing and sometimes a different opening size, so we measure and check the framing first. We explain what changes and what it adds to the quote before you commit.
- When is the best time of year to replace a patio door?
- We install year-round, since the opening is only exposed for part of a day. The real advantage of planning ahead is choice: ordering early gives you time for custom sizes and finishes and lets you pick a date that suits your schedule.
- Do I have to pay for it all at once?
- Not necessarily. We offer flexible payment options and can go over them on the phone or at your free quote visit.
Start planning your new patio door
Tell us what your door is doing and when you would like it handled. We will come look, answer your questions and give you a written quote with no pressure attached.