Maintenance and Repairs

October 16, 2024 Published by Golden Horseshoe Chapter - By Jordan Swail

Window Replacement: Getting it Right

From the Volume 21, Fall 2024 issue of the CCI GHC Condo News Magazine

As a condominium Owner/Director, replacing windows can be a significant investment in your building. Window replacement can be expensive and disruptive, but can also transform building aesthetics, and maintain the value of your property. To ensure a successful project and avoid common pitfalls, the Board should answer the following questions when considering a window replacement project:

1. When Should I Replace My Windows?

There are a number of reasons to replace windows, including leaks, drafts, energy costs, and fogged glass, to name a few. The timing of replacement will depend on the Reserve Fund Study and how widespread the issues have become. An owner survey can provide a good representation of how many occupants are currently having issues.

It is important to understand the reason for replacement to ensure that the work will address the problem. For example, suspected leaks could be occurring within the window system or could be due to condensation. Accurately diagnosing existing issues early can reduce the potential of re-work or improper window selection.

Improvements to interior comfort and energy performance go hand in hand, and are common reasons for window replacement projects. This is particularly so in 1970s or 1980s-era buildings that have clear uncoated glass, non-thermally broken (uninsulated) frames, and drafty windows.

Condensation problems are also common in buildings with older windows and poor ventilation. Improvements in window frame designs can significantly reduce or eliminate condensation. As with all products, different window products may be better at addressing these issues - make sure to consult with your engineer early in the planning stages.

2. What Types of Windows Should We Choose?

Windows are available in a variety of operable types/configuration such as horizontal and vertical sliders, casement, awning, tilt and turn, etc. The operable window type will impact ease of operation, durability, energy savings, and how well they resists leaks. The window layout and number of operable windows can also be changed to optimize function for your building.

Common window frame materials include aluminum, fiberglass, vinyl, and wood. Aluminum window frames are more common on high rise buildings, due to fire resistance and strength requirements. In addition to good strength properties that allow large window sizes, aluminum is durable over time.

Vinyl windows are most commonly used for low-rise residential buildings and smaller window sizes. Vinyl is a very energy efficient material, but lacks the strength or fire resistance required for high rise buildings.

Fibreglass and wood windows are both less common in condominium buildings due to their cost, but may be an option if energy efficiency or aesthetics are of primary concern.

Not all windows perform the same and varying price points exist for all window types – make your priorities and budgetary constraints clear to your engineer.

3. How can we reduce construction issues?

As with any capital repair project, proper planning can help reduce the potential of common construction issues and surprises. Make sure you have the following measures in place prior to proceeding with window replacement:

1. Get Real Numbers

It’s common for condominium boards to rely solely on reserve fund studies for financial planning of window replacement projects. While comparable data and ballpark figures can be beneficial for long term planning, a more detailed window assessment will reveal the true anticipated cost. A comprehensive window assessment gives owners detail and anticipated costs that are geared towards the current condition and performance requirements of your building.

2. Project Team

Assembling the correct team can reduce delays, cost overruns, and reduce headaches. Window replacement is a complex process that requires specialist experience and oversight from contractors and engineers. Ensure your engineer includes regular meetings and site visits to manage the construction process and reduce the burden on the Board and Property Manager.

3. Time your Quotations Right

There are good times and costly times to tender a window replacement project. Obtaining pricing in the late fall or early winter will generally yield the best pricing, as contractors are planning their workload for the upcoming summer construction season. Missing this optimal timing can increase project costs by 25% or more.

4. Interior Impacts

Ensure your window design includes requirements for interior protection and security. Window replacement can be disruptive for anyone in the unit during the work, but each window is typically completed before the end of a work day and the unit is handed back watertight. Finish painting or drywall repairs may require return visits. Furniture must be moved away from the windows and protected with drop cloths. Window blinds should be removed and reinstated to reduce the potential for damage.

5. Hazardous Substances

Many buildings constructed in the 1970’s and 1980’s may have hazardous materials such as asbestos in drywall or ceiling finishes. Make sure your engineer or contractor proactively retains the services of an environmental consultant to perform asbestos testing prior to undertaking work. Finding asbestos during construction can be costly and hazardous.

In summary, it is important to properly plan for window replacement to ensure the project meets the building’s needs, your expectations, and budgetary constraints. Addressing the above questions will help start a window replacement project in the right direction and ensure that the new windows meet your expectations.

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Jordan Swail, P.Eng. Associate RJC Engineers