April 2025
Modern day high-rise buildings deliver light to a huge expanse of indoor space through a great expanse of windows. Replacing them, once they have outlived their useful life, is one of the largest projects undertaken by a condo corporation. Individual windows need to be replaced as they age or get damaged to ensure energy efficiency and maintain envelope performance. At some point it becomes necessary to replace all windows and window systems in a building.
Perhaps the most challenging task for a condominium corporation is how to pay for this massive expenditure. From inception to completion, a complete window replacement project can take up to half of a condominium manager’s time. The Condo Board and management deal with financial implications, coordination, intrusiveness of the work and storage requirements, and expectations of owners.
Planning begins years in advance. There has likely been a growing number of complaints relating to windows and doors. The massive cost of this project requires a long-range plan to develop a budget, ensure funding is available, employ a capable consultant or contractor, obtain necessary materials and address storage requirements.
The reserve fund is an integral part of planning. If sufficient funds are unavailable, plans are necessary to raise condo fees, implement a special assessment or obtain a condo loan to fill the financial gap.
The project is invasive. It requires access to each unit. Personal possessions must be relocated. Window finishings removed. Residents may have to temporarily relocate. Communication is essential so that each resident knows what they must do to prepare for this work and when they may need to leave their unit.
Cost
A window and window system replacement project can cost millions, or possibly tens of millions, of dollars. A contingency fund is necessary for unforeseen issues that may arise once the project has started. Removing older windows may reveal an unexpectedly poor infrastructure that needs to be repaired or replaced at additional cost.
Scheduling
If a majority of reported problems are on the west side of a building, that wall should be scheduled first. To minimize disruption, all windows and doors for an individual unit should be done within a period of not more than ten days. This ensures each owner is affected once. Interior repairs and finishes can be completed at a later date if necessary.
Any schedule will be disrupted by weather so anticipate changes to timing.
Once completed, a community reaps the benefits of newer windows. Fewer complaints about outside noise, water leaks and condensation are just some of the benefits. Lower maintenance and energy costs will be evident in condo budgets.
