Cedar Mill Property Repair fixes the window parts that wear out: torn screens, sashes that stick or slide back down, worn balances, loose latches, soft sills and cracked trim. Our work area covers Cedar Mill, Beaverton, Bethany and the places around them. Screen and sash fixes in the Portland area generally cost $120-$600, labour only (market estimate, November 2026) .
Slava does these repairs himself and has spent 7 years doing hands-on work on homes like these.
What window repairs do you handle?
| Job | What it covers | Portland-area range, per job | Basis |
|---|---|---|---|
| Window screens | New mesh in the old frame, or a new frame | $120-$400; most near $200 | labour only |
| Sash, balance, lock | Sticking or dropping sashes, balances, latches, cranks | $150-$600; most near $300 | labour only |
| Sill and frame rot | Soft wood cut out, filled with epoxy or new wood | $300-$1,200; most near $600 | labour only |
| Trim and casing | Cracked, loose or water-stained casing, inside or out | $200-$800; most near $400 | labour only |
| Screen doors | Re-screen, rollers, re-hang, latch, closer | $150-$500; most near $300 | labour only |
These are market estimates from local hourly rates, not our invoices . Parts such as mesh, balances, operators, epoxy and wood come on top .
Repair makes sense when the frame is sound and one piece failed: the mesh, a balance, a latch, one soft corner of a sill. If the seals between the panes have gone on many windows, or the frame is rotten all the way through, a new unit is the honest answer, and that is our window replacement work. In Cedar Hills, many 1950s-60s tract homes still run on their first windows, so this call comes up a lot.
How much does window screen repair cost?
Around Portland, a visit to fix screens usually costs $120-$400 for the job, with $200 a common figure, labour only (market estimate, November 2026) .
A shop that rescreens frames you bring in charges by the screen, so one torn screen you can carry in the car is usually cheaper there. A house call pays off when there are several screens, screens on the second floor, screens that need measuring for new frames, or a screen fix that rides along with a sash or sill repair. The rest of our rate list sits on our pricing page.
Is it cheaper to repair a window screen or replace it?
If the frame is straight and the corners are tight, we rescreen it: new mesh and new spline go into the existing frame. A bent aluminum frame, a broken corner piece or a screen that went missing years ago means a new frame. For a pinhole or a tear the size of a coin, a patch kit from the hardware store does the job and you don't need us.
Mesh comes in a few types: standard fiberglass, aluminum, pet-resistant and solar or shade mesh . Searches for screen repair around Portland climb from March through July, when screen shops fill up.
Do you repair sliding and hinged screen doors?
Yes. Screen door work around Portland runs $150-$500, with $300 a common figure, labour only (market estimate, November 2026) . That covers new mesh, new rollers, re-hanging the door, and fixing the latch or closer.
A patio screen door that keeps hopping off its track most often has tired rollers or a bent bottom rail . If the glass slider itself drags or won't lock, that belongs to our French and sliding door service.
Why won't my window stay up, open or lock?
Vinyl single- and double-hung sashes slide down when the spiral or block-and-tackle balances wear out or a cord snaps. Old wood sashes stick when the wood swells or paint glues them shut. Casements fail at the crank or hinge arm, sliders at the rollers.
Fixing it means finding a matching part, not buying a new window . Around Portland this runs $150-$600, with $300 a common figure, labour only (market estimate, November 2026) . Across Bethany, homes from the 1990s and 2000s have reached the point where factory vinyl balances and cranks begin giving out.
Can a rotted window sill be repaired without replacing the window?
Usually, if the rot stays in one spot. We dig out the soft wood, harden what's left, and fill it with epoxy, or cut in a new piece of sill . Around Portland sill and frame rot repair runs $300-$1,200, with $600 a common figure, labour only (market estimate, November 2026) . If the damage has spread past the sill and into the framing below, it becomes a wood rot repair job.
West-side rain sits on flat sills and on the bottom rail of the sash, which is where the rot starts. A repaired sill needs paint to last: see exterior painting. Cracked or loose casing runs $200-$800, with $400 a common figure, labour only (market estimate, November 2026) , and bigger trim jobs sit under trim carpentry. Fresh caulk around the frame afterwards is part of weatherstripping and draft-proofing.
Do old painted windows in a pre-1978 home limit the repair?
They can. For homes finished before 1978, Oregon has a renovation, repair and painting (RRP) program for work that disturbs old paint, and the state health authority lists window repair as one of the jobs it covers. Minor work stays outside it: less than 6 sq ft of painted surface in a room, or less than 20 sq ft on the exterior.
Lead-based paint disturbance is not something we take on. For homes from those years we check the windows before quoting and may leave out anything that means scraping, sanding or cutting old painted wood . Rescreening, swapping a vinyl balance or fitting a new latch disturbs no old paint, so that reading of the rule leaves those jobs alone. Most original homes in Cedar Hills and Cedar Mill date from the 50s to the 70s. See the services we skip.
Can you fix cracked or foggy window glass?
Not as a repair we offer. A double pane that fogs up means the seal between the two panes has failed, and the cure is a new sealed unit from a glass shop or a new window . Our window replacement cost guide shows what a new unit runs.