I'm in the process of closing on a typical 1994 builder home, and I've just received the inspection report. It indicates that about half of the windows are showing condensation, which suggests they're failing. The inspector warned that if some are failing, the rest may soon follow suit. The windows are wooden, from the original installation in '94, and seem to be in good shape apart from this issue. My lawyer advised me to get estimates from contractors, but I've hit a snag since no one wants to come out to assess them until I actually own the house. Those that would come did say they don't handle repairs, only replacements, estimating around $50-60k for the whole job. That sounds steep! If the frames are fine, can I just replace the sashes? Is it even worth it? I'm feeling the pressure to decide quickly—thanks for any help!
3 Answers
You could feasibly get just the sashes replaced instead of the entire windows, which might cut your costs significantly—around $300 per sash is a ballpark figure. Since these windows are from 1994 and likely not very energy-efficient, replacing them might be a better long-term investment. Also, look for local contractors instead of big companies; you might find better prices and more flexibility! Companies that specialize in window repairs might give you options for getting new glass instead of full replacements.
Don't let that $50k scare you! Many companies can replace the glass in the existing frames for a fraction of the cost—think $500-$600 per window maybe. It often makes more sense financially to explore repair options first, especially since the underlying structure seems fine. Definitely highlight the inspection report's findings as leverage in negotiations with the seller; they may offer a price drop or some credit to help with the repairs.
You typically can renegotiate after the inspection, right? That's the usual process! Also, that $50k quote seems way off. Depending on your area, I’d guess $20k should be around what you’d expect for replacing all those windows, unless they're really large or custom. Where are you located? If you're in a super wet or cold area, that condensation might not be a huge issue either, just something to watch out for. Don’t forget to negotiate with the seller for a concession based on these findings.