Chapter 2: Who needs replacement windows – and why?

“When you are shopping for windows remember they provide much more than light and air. Windows can set the tone for a room and are a significant design element in your home.”

--GeorgeFaerber

As its name implies, a replacement window is manufactured with upgraded features which more aptly respond to the needs of your home. To put this into perspective, here are some case studies which grew out of the research for this book:

George and Carla Zimmerman live in a home that he inherited from his parents. The home, which was built in 1957, had its original windows until recently. Located in upstate Pennsylvania, they experience frigid winters while living in a house heated by residential heating oil. Their costs have risen dramatically over the years. Despite the fact that their heating bills kept getting larger, they never thought about the windows being a contributing factor. A few years ago, their utility company provided a free energy inspection, the outcome of which had a dramatic effect on them.

The inspection report indicated that their single pane windows were probably contributing to almost 23% of their total heat loss. When they added the cost of painting their wooden windows every 4 years, they found they could recover the cost of replacing their windows in about 7 to 9 years. Theirs is not an isolated case and is representative of most homes of that era (40 years or older).

So what about newer homes?

Earl and Millie Mielke lived in a home that was less than 20 years old. In northern Virginia (a Washington D.C. suburb) homes sell for $600,000 to $800,000 on average, and theirs was exceptionally well maintained. When they decided to retire, their home went on the market and was sold - subject to a home inspection requested for the buyer. The home inspector noted that the windows had “issues” which required that the majority of them would have to be replaced shortly. This was inserted as a contingency in the contract for the sale of their home.

What about even newer homes?

Paul and Donna Clausen bought a new home less than ten years ago in a suburb of Columbus, Ohio. When the home was 8½ years old, they noticed that several of the windows appeared to be “fogging”. Although their home was beyond warranty, the builder was kind enough to visit their home and advise them that the fogging was purely a cosmetic issue. Later, they had a home inspection company examine the windows only to find that the cause of the fogging was due to the deterioration of the seals between the two panes of glass in what was supposedly a quality insulated window. They had the windows replaced in their home slightly over 9 years from the day they had acquired it.

From these three case histories we draw the following conclusions:

First, houses that were built in 1957 had to use windows that were available at that time. Improved glass packages which include special coatings, sealants and bonding processes were not a consideration until almost 20 years later. If your house fits this category and the utility company serving your community or a similar service offers “energy loss” inspections, consider having this done.

In the second case, why wait until you put your house on the market to have a thorough inspection of your windows? Home inspectors can evaluate your windows at any time, not just when your house is being sold. In addition, many companies who market replacement windows provide a similar inspection service.

The third issue is that even if you live in a newer home, don’t assume that the windows which were installed by the builder are of a quality which will get you through the next 20 years - and even if they do, they may become a financial burden.

In our research for this topic, we contacted the National Association of Home Inspectors, Inc. (http://www.nahi.org). We spoke to Mallory Anderson, Executive Director, who provided us with abundant information regarding the inspection of windows. Her organization, in turn, relies on abundant information provided by others who have researched this topic. Today we are of the opinion that in many cases, it would be wise for those homeowners who are unsure of the status of any portion of their home, but particularly their windows, to arrange for an inspection.

We ran into numerous cases where a home inspection played a formidable role in unearthing circumstances that either required immediate attention or stood as an impediment to the sale of a home. In each of the previous case histories, this was apparent. We also ran into numerous cases where issues which were discovered by the home inspector turned into situations requiring contingency clauses in a purchasing contract or outright deal-killers.

The issue of fogging in a dual pane window came up frequently. This fogging indicates that the thermopane window has lost its seal, thus impairing its energy efficiency. Looking again at the third case history: Even when the inspector’s report indicated that only several windows had the “fogging” condition, the potential buyer (or their advisor) felt that this indicated that the balance of the windows in the house might soon fail, thus requiring expenditures of several thousand dollars in repairs.

It is even more confounding that in many cases, homeowners are not aware that fogging represents a deficiency. In their defense, the concept is not easy to wrap your head around.

Ask yourself this question: “If you lived in a home featuring thermopane glazing (i.e. two panes of glass separated by dead air space) which require “spacers” that hold the glass panes apart and special seals which prevent leakage into the dead air space - why would you be experiencing fogging?” The answer is: the quality of the spacers and the sealants connecting the spacers to the windows most frequently determine whether there will be a premature failure in the “seal”. This is clearly not an answer that the average person would expect (See Illustration A).

Even the presence or lack of glass coatings (Low-E doubt on the buy-sell transaction.

 

) can be detected and cast

 

Illustration A Dead air space separated by 2 panes of glass

 

(Courtesy of Thermal Industries)

Other issues raised by home inspectors related to the hardware of the window. If you have casement windows that crank in and out, there can often be a failure in the gear mechanism or the small crank. These quality impairments, when detected by a home inspector, often lead to deal-breaking or renegotiating.

Since the end of World War II, there have been over 1 million new homes built annually. As our economy grew and the desire for larger and more spacious homes increased we developed houses with a greater quantity of larger windows. As a natural consequence, more square feet of glass was developed, leading to increased vulnerability. Modern technology has produced a higher quality window with many glass options, but that does not mean the person who was responsible for having your original windows installed understood or took advantage of all these options.

Rich Gillman , President of a second-generation window manufacturing company (Republic Windows & Doors) who manufactures windows for both the new construction and the remodeling industry, has done some serious analysis as to why these circumstances occur. He believes that less than 50% of the builders utilize Low-E coatings in the homes they build. Builders, in turn, say that most owners do not request Low-E coatings for the windows in their new home. So we ponder, is it because the Low-E coating is presented as a costly option – or is the home buyer poorly informed about the value of Low-E? In any case, it is an option too easily overlooked (more on this later).

Low-E (low-emittance) coating – a virtually clear material which utilizes a silver base and is applied to the glass in the manufacturing of the window to cut the transmission of ultra-violet rays that pass from the outside to the inside.

The prevailing wisdom is that most replacement windows today should include LowE treatment. Most companies also offer the option of argon gas , which is inserted between dual panes for increased efficiency. When homeowners buy windows without Low-E coating, the lack of this additional insulation protection can place a great strain on the heating and air conditioning system in a home and require its early replacement. In addition, given the rising energy costs, without properly insulated windows the added cost of maintaining this home over the next 10 to 12 years would pretty much equal the cost of a new set of windows. In short, Low-E coatings and argon gas together with the proper frame to contain the gas package will significantly reduce heat loss and heat gain.

Argon gas – an inert gas which is sealed between the panes of glass during the manufacturing of the window, replacing the air which would normally inhabit the space. The gas creates an improved insulator which increases the thermal value of a window.

Wayne Gorell , President of Gorell Enterprises, also a second-generation window manufacturer, concurs with these findings. He went on to stress that these Low-E coatings should not be compared to tints or films (an earlier technique) which frequently diminished visible light but did not seriously affect ultra-violet (UV) penetration. He also stressed that in certain sections of the country, where there is high-intensity UV concentration, homeowners experience fading of their carpeting, drapery and furniture. This exposure is severely reduced with the use of Low-E coatings.

Tints or films - Earlier methods attempting to reduce UV light included the attachment of a darker film to the glass. This is a process similar to what you see occasionally in automobile glass windows which intend to create privacy.

Wayne also stressed that the decision to replace outmoded windows with those which include the proper insular value lead to greater comfort for the owners. As an example, window temperatures are more moderate and the discomfort from strong summer sunlight is reduced.

Rick Mendola , a General Manager of Park Avenue Windows, stated that the high cost of maintaining a home along with increased energy costs are a result of many homeowners not being aware that they are already paying for what it would cost them to replace their windows. He likened it to the old Fram commercial (a replacement auto part) which stated: “You can pay me now or you can pay me later”.

Note : In chapter 8 of this book, we will provide you with the cost vs. value analysis that indicates what part of the investment is recovered as an aftermath of the installation of replacement windows.

Most homeowners love their creature comforts. As a society, we went from post World War II when few houses had garages - to the 2 or 3 garage home of today. We found greater ways to enjoy the outdoors, with patios, decks and even swimming pools. We learned that we could enjoy the great outdoors occasionally by simply looking out of our windows.

Along the way, modern home builders discovered the attraction for picture windows, which in turn created a greater way to view the outdoors, while presenting an even greater decorating opportunity for the interior of the house. Homeowners love their picture windows. They are frequently installed with one large single pane window in the center and a double hung or casement window on either side (See illustration B). This creates 80 to 100 square feet or more of vulnerability. Without replacement, the heat loss (or gain) might be compared to having an overhead garage door in your front wall and leaving it open.

This is unquestionably a luxury which must be managed.

 

Illustration B

 

(Picture Window Courtesy of Thermal Line Windows)

Despite all that you have read so far, American homes are great. We have learned how to live with more space and many of the options such as high ceilings and big windows, great lawns and landscaping, and innumerable appliances (and more) have added value to our homes. Now it’s time for everyone to consider how to manage all of these luxuries.

Taking care of the windows in our home is a major ingredient towards maintaining our comfort while also managing our budget. As we move through the following chapters, I hope you will extract the information and act on it to better manage your windows.

Next, we will briefly cover the history of replacement windows to spotlight how far the industry has come.

NOTE: Various government agencies, research groups and associations provided information on the many issues in this book which are made available to homeowners. You are encouraged to review their data.

1. Department of Energy (http://www.doe.gov)
2. The US Environmental Protection Agency - check out their Energy Star Program at (http://www.energystar.gov)
3. National Fenestration Rating Council (http://www.nfrc.org)
4. The Window & Door Manufacturers Association
(http://www.wdma.com)
5. The American Architectural Manufacturers Association - AAMA – (http://www.aamanet.org)

We thank you for downloading the synopsis of this book - and we hope that you found the contents both practical and informative. In order to purchase the entire book for the nominal fee of $5.95 - visit our website at www.WindowHelpBook.com.