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.

Live in a Condominium, Townhouse or a Development in Chicago and Need to Replace Your Windows?

Posted by: Ken Mariotti

David Weekly Townhouse

If your windows are in need of replacement and your house, condo, townhouse or apartment is part of a homeowners’ association (HOA) there are a few things you’ll want to consider.

A HOA will typically have a set of documents governing repairs, upgrades or modifications made to your residence. These are the Covenants, Conditions and Restrictions known as the CC&Rs. Be sure to read these documents for specifications related to replacing your windows. Using these guidelines, will save you headaches in the long run.

The section of the CC&R pertaining to windows will likely designate window replacement as the homeowner’s responsibility and require you to file an Architectural Variance Request for approval of your replacement project. The HOA will typically specify the color choices, glass, and window configurations. Some associations will recommend specific windows and installers as well. Once you are clear about your options and you’re ready to select your windows, there are three key considerations for replacing windows when you live in a common interest development (CID).

EMS/Garrison 

ONE Energy Efficient

Technological advances mean that your new windows will outperform your old windows for comfort and energy efficiency. Whether your HOA specifies energy efficient windows or not, you’ll want to include this on your list of key features. Select the right window frame material and glass to maximize efficiencies depending on which direction your windows face, for example, east facing windows can benefit from the morning sun, while west facing windows may need to reduce the amount of light absorbed by the window.

TWO Window Profile

It’s important to maintain the exterior uniformity of your windows to match the other residences in the community. Select new windows that look similar to your original windows, otherwise your windows will detract from the appearance of the rest of the community. Different manufacturers or different window materials result in different profiles, so pay close attention to this aspect of your window selection.

THREE Type of Replacement

Chicago Condominium

Full Window Replacement

There are two options for replacing windows that depend on your project.

If you are performing extensive remodeling work, then you need to go for a full window replacement. A full window replacement may also be required when you change the positioning or the size of the current window or when a window frame is completely rotten.

Full replacement windows, such as Andersen emulate new construction installations. The whole sash and window frame are removed for a greater glass viewing area and superior operation. Whether it is a casement, specialty, awning or a double-hung window, you will find it easier and more economical to find the appropriate window for your replacement or remodeling project.

A full window replacement actually saves money and time. It may take you only five to ten minutes to install a pre-assembled replacement window. It doesn’t need cutting, measuring, filling nail holes or mitering while offering an excellent finish.

Partial Window Replacement

If the window to be replaced is a double-hung and the window frame is in perfect condition, a partial window replacement could be the best choice. A partial window replacement, also known as sash replacement, is used when at least one section of the double-hung glass of a window is defective and needs to be substituted.

Sash replacement windows are quite complex in terms of design and may cost a little more to repair, but the windows usually cost less than a full window replacement.

New windows look beautiful and are a huge improvement to your home’s comfort - be the envy of your community!

Benefits of Having a Good HOA (Homeowners' Association)

A homeowners’ association (HOA) is simply an independent legal organization formed by a group of homeowners that establishes rules and regulations with regard to what is accepted and what is not accepted in homes, flats, condominiums, etc. An HOA is also mandated with the task to oversee the rules and determine the money spent on communal property. 

Homeowners associations are gaining in popularity in neighborhoods and communities throughout Chicago. With that said, more and more homeowners are joining these associations in order to protect their rights. Most townhouses, single-family subdivisions, and condominium have their own HOAs.
 

The CC&R’s or Covenant, Conditions & Restrictions are usually issued to members, and there are rules and regulations to ensure that they’re observed. The CC&Rs can control or limit how a homeowner can use their property or shared property. For instance, a Covenant, Conditions & Restrictions may have established rules determining the colors a homeowner can paint his/her home, who can occupy the property, or the times at which joint social amenities such as pools and community playgrounds can be used.
 

The main goal of CC&Rs is not to frustrate owners, but to make the place enjoyable for all occupants.  However, a potential home buyer ought to consult one or two existing homeowners before buying a property that comes with HOA membership.
 

Features of HOAs

• Members are normally billed compulsory fees
• HOAs are formal legal bodies with formal laws
• There’s usually a controlling board that appoints a manager to oversee law enforcement and handle repair or remodeling issues.    
• Homeowners associations are authorized to order and put into effect design and maintain, standards with the exception of those established by the country’s government.     

Some HOAs will maintain public social amenities, provide security, arrange for community landscaping, and control waste like sewage and garbage.