October 2024
One of the most important systems to maintain in high-rise buildings is windows. Deterioration leads to problems with other building systems including façade, HVAC and water protection.
When looking at your building windows from outside, what you see are glass panes, frames, and caulking between the brick and window. Glass and metal must be cleaned to counter damage from pollution and the environment. External window cleaning is recommended at least twice a year. Periodic inspections identify where water may be entering through damaged areas and caulking.
With windows, moving parts wear out. Minor repairs can mitigate current and future water entry through the building envelope. Interior maintenance ensures handles and locks are working. Wood window frames will rot and heat will warp vinyl window systems. Weather stripping within window systems should be intact and not broken. An annual inspection of hinges and weather stripping can extend the life of windows by many years.
Older windows will fog up because of cracks in the window seal and gasses escaping. You can feel wind blowing around windows which causes loss of heat or cooling.
It can be time to replace windows when other parts of the building façade are affected. Replacing windows and repairing the building façade at the same time is more economical and less disruptive than doing each separately.
Replacing all windows in a building is a major project. Every unit is affected and residents will have to remove everything within six feet of windows. After new windows are installed, units may require interior touch up paint work.
Many buildings keep their windows for 30 to 50 years. Replacing all windows is a huge expense and difficult for everyone. Communities may opt to spread out the cost of replacement, perhaps by replacing individual windows when a unit is sold or renovated, which also minimizes disruptions and disturbances.
Who pays for this work varies. Communities with a fully-funded reserve fund are in the best position to pay for this work. Many require a special assessment, a condo loan or both. Residents may still be responsible for in-unit costs of removing items from near windows, removal and reinstallation of window coverings, and wall touch ups once the work is completed.
Initial installation determines how well windows perform and how long they last before major repairs or total replacement is necessary. Proper maintenance is also a factor. New aluminum windows and insulated glass can last about 15 years. The window mechanism can last about 20 years. This assumes locks and hinges are regularly maintained and working properly.
Regular maintenance is often ignored because of the cost with available funds used for more urgent repairs.
