Window Replacement

Background

As a result of product shortcomings and/or improper installation procedures by the developer’s subcontractors, some window failures are occurring.

Existing windows are Wenco, Norco and Caradco, and existing sliders are Park-Vu and Norco. Wenco, Norco and Caradco were all bought out by JeldWen, who has improved the windows by using a treated wood core and newer sealant materials.

WindowsExisting Window Warranties

Norco windows installed prior to Jan. 1, 2004, have a 10 year replacement warranty on the glass. For the next 10 years the warranty will replace the glass at 40% discount off the current retail price.

Norco windows installed after Jan. 1, 2004, have a 20 year replacement warranty on the glass. The newer sealant glass has an ID number etched and should be under the 20 year warranty. No etching means older style window beyond the 10 year warranty, but the 40% discount should apply.

Replacement Installation

Pane or Sash: If the only problem is fogged glass, moisture between the glass panes, or a bad sash, and it is caught soon enough so that the leakage has not gone into the frame or structure as to cause rotting, the fix is fairly simple. Replacement glass (including the matching grid work) can be acquired from a glass supplier such as Muskegon Glass, or the glass and/or sash can be acquired from Jeld-Wen.

Entire Window: To replace an entire window, a building permit must be obtained by the Co-owner or the contractor from the City of Muskegon Building Department. Cedar siding boards surrounding the window unit must be removed, stained on all six sides and replaced. Tape must be applied to the jambs, head and sill, then the perimeter of the window must be wrapped with Tyvek or other material as part of the water management system.

Association and City Requirements: Co-owners are asked to submit a Request in the online CCIS system to confirm the correct exterior sash color, grid style, and grid color are selected. (The Building Committee will do a brief review of the Request and ask for an Exterior Modification Application to formalize the process.)

Repairs and replacements of panes or sashes may be performed by the Co-owner or a contractor without a building permit. To replace an entire window, a building permit must be obtained by the Co-owner or the contractor from the City of Muskegon Building Department.

Installer/Contractor: Many retailers have their own installers or subcontract this out as part of the total price. Co-owners should select contractors pre-approved by HTCA or go through the approval process with HTCA Building Committee. Contractors must provide workers compensation and general liability insurance certificates. Here is our list of Preferred Service Providers.

Process

Co-owners must submit an “Application For Alterations, Modifications & Repair of Exterior Common Elements or Other Modifications” and must receive Board approval before any work begins. This includes replacement of glass only, replacement of sash (with glass), or full frame window replacement.

Co-owners are advised to instruct their sales person or vendor to provide specific technical information on their written estimate to attach to the application. NOTE: Applications using only language such as “replace all windows to match originals” will be deemed “incomplete” and returned to Co-owners for additional information. The application for Modification must indicate if the installation will be performed by the Co-owner or a contractor, and must address all of the required Specifications.

Window Specifications

  • Materials: To be at least equal in quality to the original window. Approved materials include wood that is clad in either aluminum, vinyl, or fiberglass. Materials such as fiberglass or composite may be considered if research and documentation can demonstrate equal quality.
  • Window Type: To match original windows regarding function, for example: replace casement with like casement.
  • Exterior Design: Frame profile, sash profile, and grid/grill design should match the original design to the degree possible. (The original window used a nailing fin with the cedar siding butting into the side of the window without the use of exterior trim boards. To achieve the same exterior frame profile as the original, a “full frame replacement” will probably be necessary versus a “pocket /insert replacement.”)
  • Exterior Color: Window and grill to match the color of the siding to the degree possible.
  • Grid/Grill Location: To be located between the glass panes.
  • Insect Screen: To be located on the inside of window.
  • Glass: To be clear, two or more panes, and without bevels or designs (other than grids/grills).

Co-owner options and choices:

  • Interior hardware design and finish, interior insect screen materials, interior color of grid/grill, and interior veneer, color, or stain.
  • Glass options such as Low-E or others.

Acceptable Window Brands/Styles

The following window brands offer the necessary color choices and other options to meet the above criteria (as of August 2016, as best as can be determined): Co-owners are advised to compare the different brands regarding quality, features, options, installation, pricing, and warranties, and also to get several written competitive estimates between brands, or between retailers of a selected window brand.

Pella

Pella windows are sold through independently franchised branches including lumberyards, Lowes, and the regional West Michigan showroom in Grand Rapids. The following are approved style choices for Pella:

  • Architect Series 850 (Very high end offering extensive color choices and options)
  • Designer Series 750 (Top of the line with options of snap in decorative shades or blinds)
  • ProLine 450 Series (Most popular replacement series)

Within the Pella styles, these are the approved specifications:

  • Material: Aluminum Clad Wood
  • Type: Casement or as appropriate to original style
  • Exterior Color: Fossil for the 850 and 750 Series. Putty for the ProLine 450 Series
  • Grid Style: “Traditional” with grid inside of glass panes for all series
  • Exterior trim profile to be specified to match original window profile to the degree possible (Non-square/rectangular shapes may not be available in all Pella Series)

The HTCA Building Committee has worked with the General Manager at the West Michigan Showroom (Pella Windows and Doors by Home, 2120 Oak Industrial Drive, Grand Rapids, MI 49506). He wants to compete on service and price and “will offer all Co-owners 35% off of standard pricing which is beyond any national or local promotion that will be run this year – no games, no hassle.” Please contact Chis Eckerd directly (cell: 989-429-6371) to ensure you get the proper pricing.

Andersen

Andersen windows are sold through lumberyards, building supply centers, and Home Depot. The following are approved style choices for Andersen:

  • Architectural Series (Very high end offering extensive color choices and options). Material is “Wood Core Members” and Fibrex/Fiberglass exterior.
  • 400 Series: (Most popular replacement series). Material is solid wood frames and sash, exterior is a vinyl wrap/cover.

Within the Andersen styles, these are the approved specifications:

  • Type: Casement or as appropriate to original style
  • Exterior Color: Sandtone
  • Grid Style: Colonial with grid between glass panes
  • Exterior trim profile to be specified to match original window profile to the degree possible

Other brands such as Jeld-Wen (who also can provide the exact sash-glass replacement for some of the original brand windows) may be acceptable. The Jeld-Wen exterior color is Sandstone.

Warranty Comparisons

When selecting new windows, Co-owners are advised to understand the provisions of the warranty regarding length, full replacement or prorated value, warranty differences for parts and labor, and transferability. Warranty standards for the industry have moved to 20 years on glass with labor sometimes included, but more often limited to 2 years, and 10-20 years on other materials. Some retailers claim that the warranty coverage is better with a factory trained (certified) installer, however this claim is difficult to substantiate. Ask your sales representative for a side-by-side comparison of written warranties if this important to you in your decision.