Paul Rudling, P.Eng. Project Manager Edison Engineers
Jason Truman, P.Eng. President, and Team Leader Edison Engineers
Window Repair vs. Replacement
Glazed and Confused Are you experiencing chronic window pain at your building and in need of some relief? You are not alone. In our experience, 25+ year old condominium buildings across Ontario are struggling with poor performing windows and have not set aside sufficient funds to pay for major repairs and replacement. This is primarily due to the following two factors:
2. Reserve Fund planners are underestimating the cost of window replacement. The cost of replacement is increasing at about 4-7% annually due to increases in glass, aluminium, and labour costs. Pandemic related inflation has increased the cost of window replacement by 20-30% just in the past two years.
Planners are also using low unit rates based on replacing punched windows only. Window wall system replacement in high rise buildings is significantly more labour intensive and much more expensive. Window replacement projects represent a once in a generation opportunity to add significant value to the appearance and performance of your building. Condominium Boards should follow a proven process to help maximize this opportunity and to drive the project to successful completion. Windows vs. Glass First, let us clarify terminology. When we refer to windows, we are talking about the frames, which are typically prefinished aluminum and thermally broken, fixed glass or sealed double-glazed insulating glass units (IGUs), and operable glazing
units, which can be horizontal sliders, awning, or hopper styles. It is considered normal maintenance to replace the IGUs as they fog up due to failed seals. As the windows age, the cost of IGU replacement will increase and annual costs can become very significant. This is often referred to as “window” replacement whereas technically this is IGU replacement. Window replacement typically means replacement of the entire window system, including the aluminium frames and glass. How long should we wait before replacement? Many condominium Boards and Owners want to know when the optimal time is to replace their windows. The answer depends on many different factors including the current condition of the existing windows, opportunities for refurbishment, CONDOVOICE SUMMER 2022
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ILLUSTRATION BY KELSEY DAVIS
1. Reserve Fund planners are assuming that windows will either not need replacement or replacement will occur many decades in the future. The reality is that windows should be planned to be replaced after 30-40 years of service life. Current window technology is far superior, resulting in energy savings and dramatically increased comfort for residents compared to aged windows. Furthermore, Owner’s and buyer’s expectations for performance are much higher, since they are comparing new and old condominium buildings.
