Window Repair and Replacement A Room With a View

There is nothing more uncomfortable during a harsh Mid-Atlantic winter than having windows that are inoperable or that are so cracked, damaged and poorly sealed that the cold air just streams in unabated.

Drafty windows mean energy wasted and money burned–so how does an individual homeowner or homeowners association (HOA) board determine whether their windows need to be completely replaced or just refurbished?

Some of the telltale signs that it may be time to install new windows, according to Window City of Clifton, include constant thermostat control adjustments to account for the indoor temperature; peeling, cracking or visibly damaged window frames that require extra painting each year; appearance of condensation or water damage around the window frames; or inoperable hardware or sashes.

Who's In Charge

A window repair or replacement project is certainly a huge undertaking but the question of where the jurisdiction lies to pay for that capital improvement is a tricky one, according to Rick Christenson, a vice president with Frost Christenson & Associates, an engineering consulting firm located in Bound Brook.

In a typical condominium association, the unit owner usually is responsible for the space contained within the exterior walls of the structure and they also share an interest in maintaining various common elements as well. Common property maintained by an HOA usually are things such as pools, greenways and private roads and in the case of condominiums, usually building structure, walls, roofs, plumbing, wiring and other aspects of the building. Property owners typically pay monthly assessments that enable the HOA to operate the association and maintain the common property.

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4 Comments

  • i have a project at school referred to windows replacements for a building 25 years old ,200 units with 2000 double pane swiggle strip insulated glass windows that carry the IGMAC mark as 1986 The frame are ok after the engineering evaluation the all windows are to be dry. 40% of the windows has been replaced and at least 20%failed in the current year but were not replaced yet. How to explain the typical cycle of windows and suggest the time frame for the structured replacement plan that would include all of the remaining windows , Do you think you can help and give me some information which I can use. I appreciate.
  • When looking for window replacement make sure you look for a professional window company. Take a look at the people you are dealing with. Keep in mind these people are here to make your money. Ask about their previous projects. How is their approach on the project . Ask to be taken to their current project if any. How may days,weeks or months will it take. Number of employees are they certified or drug tested. If you sign a contract make sure the job is done right. Sample windows are used to demonstrate the installation method. They are not done to give you the overall quality. Any one can do the first window efficiently how will the rest look? I have witnessed companies who are not as professional as they claim.
  • I have the same project please could you help me.
  • I wa hoping you could give some advice about my situation. We purchased a co-op unit 7 years ago and were told by the realtor and management that the windows were the responsibility of the co-op and not individual owners. Our windows are well last their prime and needed to be replaced, during the home inspection, the inspector even said so. We did not do anything as we were told the co-op was responsible. A few months later, the board of Directors distributed minutes from the monthly meeting stating that the responsibility is difinitively that of the co-op and not individual shareholders, an that they would be saving for window replacement. 7 years later, the Board hired a lawyer to re-interpret our documentation and they have stated that the documentation is 'clear' and that window replacement is the responsibility of the individual shareholders. The documentation is not clear as a previous lawyer (who was also a board member) found that the responsibility was on the co-op. Also, if it was so clear, why would the board and management proceed with the opposite interpretation for so long. Many of the shareholders are unhappy. It also does not appear that the money was saved at all during this time. Any thoughts on this and what can be done? It seems to me that if the Board and management distributed a certain understanding in writing, then that should be followed. Thanks for your time.