What’s included
- Hose testing to pinpoint the leak
- Sweeps and bottom seals on entry doors
- Thresholds reset or replaced like-for-like
- French door astragal and corner seals
- Slider track drain slots cleared
- Frame-to-wall caulk joints redone
What we don’t do
- New openings cut into a wall for a door or window.
- Glass cutting and glazing; we send that to a glass shop.
- Garage door openers, springs and cables.
In Alhambra homes
About 77 percent of Alhambra’s homes were built before 1980, per a city housing report, and many bungalows have wood French doors or a back door that opens straight onto a patio slab. Wood thresholds on those doors wear thin, and a slab that has settled toward the house sends rain right at the gap. The EPA advises drying water-damaged materials within 24 to 48 hours to head off mold, so we check the subfloor edge and inside trim too.
Get a quote in one text
Send photos of the door inside and out, a close-up of the threshold, and where the water shows up. Our number for photos is (310) 628-9399, and the price comes back before any work is booked.
The usual entry points
Most door leaks come from the bottom: a sweep that no longer touches, a threshold that has lifted, or water running in at its ends. Frame leaks show up as staining down one side of the jamb. See <a href="/services/door-threshold-replacement/">threshold replacement</a> and <a href="/services/weatherstripping-and-door-sweeps/">weatherstripping and door sweeps</a> for those parts on their own.
Sliding doors
Sliders drain through slots at the front of the track. Leaves and grit block them and the track spills over. Clearing the slots fixes most of it; rollers and latches are on <a href="/services/sliding-glass-door-repair/">sliding glass door repair</a>.
Not included
Leaks that start above the door head, new flashing inside the wall, or replacing a whole pre-hung door with a new opening go to a general contractor.
In older Alhambra houses this job often turns up next to door threshold replacement, weatherstripping and door sweeps, sliding glass door repair and window leak repair, so mention those when you text and we can price them together.
Sources: City of Alhambra, housing needs report (age of housing stock); U.S. Environmental Protection Agency, A Brief Guide to Mold, Moisture and Your Home.
Door leak repair questions from Alhambra homeowners
Why is water coming in under my back door?
The threshold or the sweep is no longer sealing, or the patio slopes toward the door so water pools against it.
Can new weatherstripping stop a door leak?
Only when the leak is at the seals. Threshold and frame leaks need their own fix, so we test first.
Does a storm door help?
Yes, against rain. It blocks wind-driven rain on an exposed entry, but the main door still needs a sound threshold.
Why is my French door leaking?
The center meeting point and the bottom of the inactive door are the usual weak spots; both have replaceable seals.
How much does door leak repair cost?
It depends on the source. Text a photo for a free estimate.
Repair guides for this job
- Why original wood doors stick, and how we free them upWhy solid wood and arched-top doors in Alhambra's older homes stick or drift open, the simple hinge fixes, and how we adjust them without harming the wood.
- Keeping original built-in cabinets and hutches workingHow we repair original built-in hutches, linen cabinets and cupboards in Alhambra's 1920s homes: sagging doors, sticky drawers, worn catches and glass.
- Getting the house ready for Santa Ana windsHow to get ready for Santa Ana winds in Alhambra: doors and gates, loose screens, outdoor items, power outages and the small repairs that keep dust and drafts out.
Looking for a handyman in Alhambra for more than one job? Send the whole list and we’ll price it together.
We serve Alhambra first, plus Monterey Park, San Gabriel and other nearby cities. Have a question? See the handyman FAQ.