My Condo Windows Leak - Now What?

Posted by:  Ken Mariotti

Woodlandwindows.com

You loved the place and could afford it. You bought the home of your dreams and moved in. Then came the first winter and the windows leak, air, water, heat and anything else that can pass through the cracks. What are you going to do? You live in a condominium, which belongs to a homeowner’s association (HOA), so your first instinct is to contact them.

Know the process

Your window replacement options will vary depending on the number of units (condos), the age of the buildings, the number of stories and/or the unique bi-laws of your association. Generally speaking, homeowners, that would be you, are responsible for replacing your unit’s windows within guidelines that pertain to matching the existing windows and maybe newer energy regulations. It is common however for an HOA to organize an association-wide replacement project charging each unit their portion of the total cost.

Let’s assume you’re handed a HOA window replacement guide, including requirements, and told that it’s up to you to replace your old leaky windows.

MK Property.com

Typically, there are two key requirements to keep clear about. The first is you’ll need to use a professional installer who will need to provide proof of licensing and insurance. Almost all associations require the work to be done by a professional installer due to potential liability that the association would have to assume if something goes wrong.

The second key requirement is architectural compliance. The HOA board is compelled to enforce architectural compliance, so clearly understand your options for selecting replacement windows before you buy them. Remember, the building exterior is the domain of the HOA board and you will have to remove replacement windows that are not in architectural compliance.

There are lots of options so don’t get locked into the wrong one

Sometimes your HOA will give you a list of windows and contractors, but you’re usually not required to select your replacement windows and installation from that list. Replacement window choices are changing every year as new styles and technologies are introduced. That list might be old. Shop around for what you want as long as it’s within the guidelines for replacement that closely matches the existing windows, such as size, profile, color, or glass options.

Winnetka, IL

Whether to buy an entirely new window frame and sash – full replacement or just replace the sash – partial replacement is a critical choice for you to make. A partial replacement will save you money, but it is likely to reduce the glass size and thereby alter the window such that it no longer matches other windows in the complex. A thicker sash profile than your current windows could likewise alter the look, so be sure what you select closely matches the original.

For more information about key decisions you need to make when replacing your windows go to our previous blogs about failing windows and key replacement selection criteria.

There is one last thing you need to know. You won’t regret your decision to replace old leaky windows and create a beautiful comfortable space.

Are Your New Windows Sustainable?

Posted by: Ken Mariotti

Windmills in the back yard, rain barrels under gutters, and concrete front lawns, it’s looking like more homeowners are joining the sustainability movement. Sometimes these obvious efforts to do the right thing can seem extreme. When it comes to home building or remodeling, sustainability starts by critically thinking about how windows affect a home’s overall climate.

Windows typically comprise 10-25% of a home’s exterior wall area, and in a climate like ours, they can account for 35-50% of the heating and cooling needs of the home.

When you’re ready to remodel or build a new home talk to architects and builders who understand sustainable design and enlist them to help you create a three step balanced approach to sustainability.

            Step One: Start with Design Principles

            Step Two: Select High Performance Windows

            Step Three: Build with Integrity

Design Principles

Marvin Windows

A good architect or designer will focus on your thermal comfort, in our case, living in an extreme climate. A good design reduces the need for heating and air conditioning and uses construction materials, especially windows that help balance the thermal load. In other words, flooring, ceilings, window sizes and framing materials, shading and other choices interact in ways that lower thermal loads. The goal is for your home to require less heating and cooling to maintain comfortable conditions.

Designers who understand these principles will choose designs and products that are best suited for your home. They will orient windows so as to optimize light and the warmth, while neutralizing the suns overall affect on your home’s temperature. For example, sparingly place windows on the east and west facades, and maximize the window placement on the south side of your home. The design will provide natural ventilation by strategically placing windows on both sides of the house to create cross-ventilation or layouts, like ceiling level hoppers that capture cooling breezes in the summer.

High Performance Windows

Marvin Windows for Ventilation

Advances in window technology, such as double pane and low-e coatings, substantially reduce heat loss and control heat gain. The performance contrast between new windows and the original single glass panes that you may have in your old home is drastic. Imagine that all these years, all you had separating you from the Chicago winter was a single pane of quarter-inch glass. Whether you choose wood, fiberglass, vinyl or aluminum, modern window frame conductivity outperforms anything you’ve known before.

Consult the standardized ratings for Solar heat gain coefficients (SHGC) and U-values provided by the NationalFenestration Rating Council (NFRC) and Energy Star Labels, but remember that while ratings are important, they shouldn’t be the driving factor for the window choices. Features like thermal performance can add to condensation problems for instance, so that interior humidity and climate also need to be considered. Don’t rely on one value over all others; rather take the entire balanced design into consideration when choosing new windows.

Build Smart

Marvin Upper Transoms

The success of your design and product choices relies on building and installation techniques. High performance windows need to be installed according to the manufacturer’s instructions so as not to diminish the energy performance, not to mention, damage the window unit or surrounding walls. Homeowners should expect the builder to follow key guidelines to the highest standards.

• Meet all codes
• Properly size rough opening allowing for expansion and movement
• Install window unit level, plumb, and square
• Maintain the continuity of the weather-resistant barrier
• Insulate all voids between the window and wall with expanding foam (minimum rate)
• Maintain the integrity of air and vapor retarders
• Only apply caulks and sealants that are compatible with the substrate

The best measure of sustainability is building something right the first time.

3 Things to Know About Passive Solar Heat

Posted by: Ken Mariotti

Soaring costs for heating and cooling our homes, energy efficiency becomes a priority. Homes are becoming better insulated and sealed allowing the heating and cooling systems to operate at peak efficiencies, reducing usage and costs. The next leap in efficient home design and maintenance is maximizing passive solar heating and natural ventilation. Windows play an invaluable role in the performance of our houses and today’s window options can provide a custom energy efficient solution for your unique house. 

Wikipedia

As a child, before air conditioning was built into most homes, I remember summertime when my mother would open all the windows at night or the very early morning to cool off the house. Then, about 10:00 am she’d close them and pull the drapes to keep the house cool the entire day. Granted the house was dark and stuffy, but compared to the 100º temperatures outside it was a haven.

Today we hear about home energy assessments to measure airtightness, or dual pane low-e windows to manage solar heat, or low U factors to measure performance, but do we really know what these mean for our own home?

Most people don’t know how to remodel or design a new home applying energy efficient principles. While there are multiple things that go into making a house energy efficient, there are three basic principles when selecting your windows: the orientation, the glass, and ventilation.

Window Orientation

If you are remodeling your home or designing a new one the sizes and locations of windows should be based on the cardinal directions of the house – north, south, east, and west.

North/south oriented windows are the best option for visual and thermal comfort and accommodate larger glass openings without over heating, compared to east/west facing windows.

• North-facing windows admit even, natural light with little glare and almost no unwanted summer heat gain

• South-facing windows provide the most winter sunlight but little direct sun during the summer

East/West facing windows receive direct daylight at certain times of the day, which is often preferred for breakfast rooms or sunrooms and should be equipped with shading options.

• East-facing windows provide morning sun, but sunlight entering at low angles often leads to blinds down and lights on and offers little heating in the winter

• West-facing windows allow the afternoon and summer evening light to lengthen the day, may require blinds to cut the glare and invites little heat in winter

Glass

Robert G McArthur Studios

Selecting the right glass depends on the location of your windows and the geographical region of your home. Low-e has become a universal term for energy efficient coating applied to the window glass. Actually, advances in glass coatings and new regional energy codes, Low-e options can be customized to your home’s requirements. Whether you need high light and low heat or greater protection from fading – there’s a Low-e for your requirement. Next week’s blog will explain your glass options in detail.

Ventilation

When remodeling or designing a new home select window styles and window locations that optimize ventilation for added comfort and efficiency.

Fresh air circulation makes a huge difference in your well being while indoors. Educate your self on the many options including skylights with automatic sensors for opening and closing or awning transom windows above interior doors to circulate fresh air throughout your home.

With so many options available to customize window energy performance throughout your home it can be confusing. Remember this, select the right type of window style for the window location and specify the finish and size of the glass. If you do these things, you can improve the energy efficiency and comfort of your home.

When you’re planning a remodel don’t get caught in the trap of assigning less importance to these aspects of your home. Instead, know that there are unlimited possibilities for managing the light and climate in your home and build these options into your plans.