The aluminum threshold at the back door is gouged and scarred from years of dollies and hand trucks. Customers trip on the gap between the floor and the threshold. Wind and rain drive water under the door during PSL summer storms. We replace commercial thresholds, door sweeps, astragals, and full weatherstrip kits with Pemko, NGP, and Reese hardware - ADA-compliant bevels, code-compliant heights, and warranty-backed work.
Commercial threshold + door sweep + weatherstrip replacement in Port St. Lucie - Pemko 277A aluminum threshold, NGP 425 saddle, Pemko 305AS astragal, NGP 100NA door sweep, Pemko S88 series adhesive perimeter weatherstrip.
Cost: threshold replacement $240-580 per opening. Full weatherstrip kit (threshold + sweep + perimeter + astragal on double doors) $320-720 per opening.
ADA threshold height max 1/2 inch with 1:2 bevel; we install to this spec by default. Heavy commercial wear restoration on schools, retail, restaurants, warehouse roll-ins.
A worn saddle threshold is a liability problem before it is a comfort problem. When a Pemko 174A or NGP 425 saddle starts to lift at the anchors or the rubber sweep underneath wears out, you get air leaks, water intrusion during summer storms, a visible trip edge, and a door that no longer seals against weather. We see this constantly on the front entries of older Sandpiper Bay condo buildings and on the warehouse pedestrian doors around the Tradition commerce park.
The repair has to address both pieces. Replacing only the threshold leaves the old sweep dragging or gapping. Replacing only the sweep on a warped threshold means the seal never closes. We do the saddle, the sweep, the weatherstrip kerf, and the door-bottom shoe as one integrated fix.
Pemko 174A and 176A plus NGP saddles on the van. Call (772) 284-5142 for a same-day quote.
Pemko or NGP saddle plus matching sweep, anchored and sealed, runs $160 for a standard residential 36 inch door, up to $320 for double-door commercial.
Mill, dark-bronze, and clear anodized finishes in 36, 42, and 48 inch widths. Sweeps and brush-bottom shoes to match.
We use 1/2 inch maximum threshold height on accessible routes per ADA 4.5.2. We will not install a non-compliant trip edge on an ADA door.
Saddle + sweep on a single door is a 45 to 75 minute job. No floor demo, no surprises.
We do not leave you with mismatched seals. The kerf weatherstrip, head seal, and sweep all get coordinated to the new threshold.
Door companies treat thresholds as an afterthought to a full door sale. Handymen leave gaps. We do this as a discrete service done right.
We cut and miter the saddle to your actual frame width, end-cap the open ends, and bed it in butyl sealant. No water intrusion path.
Stainless Tapcon or sleeve anchors into the slab. The brass screws that came on cheap thresholds rust out in Florida humidity within a year.
A new Pemko saddle needs a Pemko-compatible sweep height. We carry both so the door bottom seals flat across the full width.
We document the threshold height for ADA-path doors. Commercial customers get the spec sheet for their facility records.
Commercial thresholds are aluminum or stainless extrusions screwed into the floor under a door. After 5-15 years of foot traffic, hand trucks, dollies, and weather, they wear in predictable ways. Replace versus adjust depends on what you see:
Replace. Visible gouges deeper than 1/8 inch, the threshold has separated from the floor, the bevel is worn to a sharp edge (tripping hazard), the threshold height exceeds 1/2 inch (ADA violation), water is intruding under the door regularly, the threshold is the wrong type for the application (residential threshold on a high-traffic commercial door).
Adjust or repair. Threshold is intact but the door sweep is worn out (sweep replacement only, $80-180), the strike side of the door has a gap because the threshold is set too low (shim and re-screw, $140-220), or the threshold is loose at one end and needs to be re-secured.
The most common PSL replacement triggers are: heavy commercial wear on plaza back doors, restaurant back-of-house doors that take constant hand-truck abuse, school entry doors that have failed ADA inspection, and storefront doors where the threshold-to-floor gap has opened up from settling.
Florida specific: PSL hurricane-season pressure differentials drive rain hard under doors with worn thresholds and sweeps. A $320 full weatherstrip kit on the back door of a restaurant prevents $2,000-8,000 of water damage to flooring and stock.
Three manufacturers cover ~95% of commercial threshold and weatherstrip work in PSL:
Pemko 277A series aluminum saddle threshold. The default heavy-commercial threshold for back-of-house and entry applications. Pemko 277A in mill aluminum (or dark bronze anodized for matching dark frames), 4-5 inches wide, 1/2 inch height with built-in 1:2 ADA bevel. Hardware $40-90 per opening. Most common Pemko install for PSL.
Pemko 1715 series narrow threshold. For aluminum storefront doors with narrow openings (less than 3.5 inches threshold width). Pemko 1715 in mill or anodized. Hardware $35-75.
NGP 425 series saddle threshold. National Guard Products equivalent to Pemko 277A. Specified on some St Lucie County schools and government work where NGP is the standing specification. Hardware $40-90.
Pemko 305AS aluminum astragal. For double doors - the astragal is the vertical seal on the inactive leaf where the active leaf meets it. Pemko 305AS adjustable astragal, $50-90 per opening.
NGP 100NA door sweep. Most common door sweep we install - aluminum bracket with a brush or vinyl seal that contacts the threshold. NGP 100NA brush sweep $20-45, NGP 102NA neoprene sweep for tighter air seal $25-55.
Pemko S88 series adhesive perimeter weatherstrip. For the head and jamb seal - adhesive-backed silicone or EPDM in V or P profile. Pemko S88BL silicone bulb $15-35 per opening.
Reese 797 series. Older Reese hardware is common on PSL buildings built 1985-2000. We can match-replace with Pemko or NGP equivalents, or order Reese OEM with 2-5 day lead.
Stainless steel thresholds (Pemko 271 series) are specified for chemical / food service / heavy industrial where aluminum corrodes. $90-180 hardware. Lead time 2-5 days.
| Service | Typical Price | Notes |
|---|---|---|
| Threshold replacement only (Pemko 277A / NGP 425) | $240 - $380 | Plus hardware ($40-90). |
| Threshold replacement (storefront narrow / Pemko 1715) | $280 - $420 | Aluminum-frame storefront doors. |
| Door sweep replacement only | $80 - $180 | When threshold is fine. |
| Full weatherstrip kit (threshold + sweep + perimeter) | $320 - $580 | Single door, includes hardware. |
| Full weatherstrip kit double door (with astragal) | $480 - $720 | Plus Pemko 305AS astragal. |
| Stainless threshold (food service / chemical) | $380 - $580 | Plus hardware ($90-180), 2-5 day lead. |
| ADA bevel compliance install + inspection prep | $320 - $480 | Includes documentation for ADA / fire inspection. |
| Decision | Doctor Lockout | General contractor | DIY |
|---|---|---|---|
| Same-week service | Yes - usually same week | 2-4 week lead | Yes if you have tools |
| Pemko / NGP hardware stocked | Yes (277A, 1715, 425, 100NA, S88) | Ordered in | What you buy |
| ADA bevel compliance documentation | Yes - included | Sometimes extra | Your responsibility |
| Hardware at MSRP | Yes | Often 25-40% markup | Retail markup |
| Knows when floor under threshold is rotted | Yes - tells you on-site | Yes | Easy to miss |
| Floor water-seal step (butyl / silicone bed) | Standard | Sometimes | Often skipped |
Real person on the phone in under 2 rings. Locksmith on-site in 15-30 minutes. Honest price before any tools come out.
Call (772) 284-5142Threshold replacement only (Pemko 277A or NGP 425 saddle threshold on a single door): $240-380 plus $40-90 in hardware, total $280-470. Full weatherstrip kit on a single door (threshold + sweep + perimeter): $320-580 total. Double doors with astragal: $480-720. Stainless steel for food service / chemical applications: $380-580 plus longer lead time.
Under ADA standards (Section 404.2.5 of the 2010 ADA Standards), a threshold on an accessible route must not exceed 1/2 inch in height, and the change in level must be beveled at 1:2 maximum slope. Pemko 277A and NGP 425 both ship in this exact spec. We install to this standard by default - if your fire marshal or ADA inspector has flagged the threshold, the replacement we put in will pass.
Generally no - threshold replacement is considered maintenance and doesn't trigger a building permit in PSL or unincorporated St Lucie County. Exceptions: if the threshold change is part of a larger ADA-compliance retrofit that involves the door opening itself (widening, frame modification), permit may be required. Hurricane-rated openings on coastal properties (Hutchinson Island) may have specific approvals tied to the door system that include the threshold - we check that on-site before swapping.
Single door, like-for-like replacement: 90-180 minutes on-site including the door sweep. Double door with astragal: 2-3.5 hours. Full weatherstrip kit (threshold + sweep + perimeter + astragal): 2.5-4 hours. We schedule around your business hours - most restaurant and retail tenants do back-of-house thresholds before opening or after closing.
We can match-replace older Reese 797 series thresholds with Pemko 277A or NGP 425 equivalents (the dimensions are close enough to fit existing screw holes and floor contact pattern). If you need exact OEM Reese for spec-match purposes, we order in - typical 2-5 day lead. Tell us the brand stamped on the threshold (Reese, Pemko, NGP, or other) and we'll match the closest stock option on the van or order in OEM.
Yes, in combination with a fresh door sweep and a proper bed of butyl or silicone under the threshold itself. The most common water intrusion path is: worn door sweep + threshold seal that has dried out + perimeter weatherstrip that has compressed and lost its seal. A full weatherstrip kit ($320-580 single door) addresses all three. We bed every threshold in butyl tape or polyurethane sealant as standard practice - this is what stops the water under the threshold itself.
Commercial threshold work runs across PSL retail, restaurant, school, and warehouse applications - Tradition Square plaza tenants, PGA Plaza retail, Riverwalk Center, the US-1 corridor restaurants and storefronts, the PSL Boulevard and St Lucie West Boulevard plazas, schools (Treasure Coast HS, Centennial HS, St Lucie Public Schools sites), and the warehouse / light-industrial in the PSL Industrial Park off Range Line Rd.
Last updated: 2026-05-18
