Window replacement adds value to property

Real Estate Weekly, Sept 15, 1999 by Raymond Gomez

Windows are our view to the world. When well designed, accurately installed and properly maintained, they add beauty and value to any building. However, when they fail, windows are also the most vulnerable part of the building's facade and among the most expensive sources of energy and maintenance problems.

Eventually, windows will fail. As buildings age, the facade weathers and water begins to find its way into the structure. The most obvious source of leakage is, of course, the roof. But windows are often the source of insidious leakage as well.

Window failures generally begin to occur in buildings over 20 years of age, although smaller symptoms frequently surface much earlier. This happens when some of the best designed, highest quality products are improperly installed. A poorly executed installation may cut the life of a window by half.

Window failure manifests itself in noticeable increases in the costs of building operation: heating and cooling, maintenance and repairs. Failure also can be a safety hazard, and thus, a legal issue. Proper inspection, regular maintenance and eventual replacement of windows therefore should clearly be an owner's critical priority.

Taking Stock

The first step is identifying existing and potential problems. Physical observation of the windows must be a regular M&O procedure in any building. This is especially the case in buildings where the windows are nearing the end of their life cycle.

Experienced staff should examine all windows for:

General Appearance: Look for peeling paint, pitted metal, water stains, clouded glazing, etc. While a judgment about appearance is subjective, it is important, especially in a commercial building that relies on rental value. The appearance of a window may also provide information about its functional condition.

Condition of Frames and Glazing: Rotted or damaged frames, broken or separated glass, etc.

Condition of Hardware: Worn or broken hardware can create dangerous problems. For example, in an operable window, a failed sash can produce a "guillotine window" that could drop suddenly and injure someone (this is a particularly serious problem in schools).

The observer also must look for evidence of hidden problems. One may not see evidence of leakage until it is too late. Water can erode the lintels and masonry for years without detection, being absorbed by interior walls and ceilings. It is not unusual for water damage on one floor to be caused by a leak from three floors above. It is important to solve the problem and to identify the real source of the leak.

Once a problem is detected, corrective actions are best proposed by experienced building professionals. A building owner will make a major an investment in a capital improvement. The solution - whether it be repair or replacement - must meet code, be cost-effective and provide a good return over the life cycle of the product.

When physical observation reveals evidence of a problem, the next step in evaluating the situation and determining solutions is a probe. During a probe, a consultant carefully removes one or more representative windows to assess deficiencies and uncover hidden damage. The windows are selected to reflect a typical situation on the most weathered elevation, for example, the north face of the building in the northeast region of the country.

The consultant will inspect the condition of the windows and all of their elements (sills, spandrels, lintels, hardware etc.). He will examine records of previous improvements and determine that proper installation for window design was done.

Although a probe is not inexpensive, it often is the only way to identify serious problems.

The Bottom Line

Ultimately, an owner will need to know what the alternative solutions are, what they will cost, what other repairs can or should be made at the same time (brick repointing, replacement of sills, lintels, etc.), and how they can be scheduled without shutting down the facility.

Using the information gleaned from physical observations and/or a probe, the consultant will assess the likely variations in wear from one face of the building to another, as well as whether any of the elements can be repaired or re-used. Based on these assessments, one or more cost-effective alternatives will be proposed, including an estimate of the capital and life-cycle costs of the solutions. Recommendations also should be made about related work on the building facade.

Once a decision is made, phasing window repair or replacement and associated work becomes a major consideration. Most facilities can't simply be shut down while the work is performed, and an owner will typically pay a premium to schedule construction after hours and on weekends. Working together, the owner and consultant can develop a phasing plan to minimize overtime and enable the construction to be completed with as little disruption to building occupants as possible.

Given the variety of structures out there from the curtain-walled skyscraper to the little red school house - every window installation is unique. What they have in common is the potential to be a drain on resources, or a valuable asset to the building. Make sure they remain an asset with regular inspections and, if evidence of a problem is uncovered, a thorough investigation. It's among the best investments a building owner can make.