The earliest windows were literally holes in walls—maybe covered by animal skins, if the owner was ambitious, or the weather was  chilly—and were useful only for allowing a little air and light into the living space.  

 Eventually, mankind found ways to make windows both more useful and more  beautiful. The ancient Egyptians had shutters and cotton drapes, and the Romans  actually used glass in their windows. Mullioned panes and stained glass designs  came along centuries later to enhance windows and to show status and wealth.  During the 18th and 19th century in Europe, a property tax based on the number  of windows per dwelling, was a hotly protested issue. Property owners from that  period sometimes closed in the window spaces in protest of the government “stealing daylight" by taxing it.  

 For most of the last hundred years, the biggest issues with windows has been  planning for cross-ventilation in the days before air conditioning was common,  and making sure the windows were closed before it rained in. Over the last few  decades however, the door and window industry in America has evolved as a  separate niche in the construction industry. Windows are generally considered a  necessity and an amenity. They convey style, provide protection from the  elements, enhance ambiance and conserve energy—and like any other building element, they require routine maintenance and  replacement. The right combination of elements can mean the difference between  filling a hole in the side of the building or installing an energy efficient  architectural element that continues to add value and beauty to the property  for years to come.  

 A Big Project

 Replacing or repairing windows in a multi-storied, multi-unit condominium or  co-op is a major undertaking for everyone involved. The board, the residents,  the property management firm and the company selected to perform the work will  need a coherent plan and excellent communication skills to keep the project on  track and to minimize the disruptions for staff and residents.  

 According to the experts, windows generally have a 20- to 30-year life span  depending on the window material and finish, and the elements they're exposed  to. However, if windows were poorly or incorrectly installed, or if proper  maintenance such as caulking and painting has been inadequate, replacement will  be needed sooner rather than later. If maintenance has been thorough and  diligent, the life of the windows may well be extended.  

 Another factor affecting window replacement is the current rate of improvements  in energy efficiency technology. Windows manufactured today are significantly  improved over windows of just a few years ago. Energy efficiency issues may  have a property considering replacement of windows and door much sooner than  originally anticipated.  

 A board may choose to work with the maintenance team initially to determine if  and when replacing windows should move from the discussion phrase to the action  phrase. Inspecting windows in common areas and in board member units, along  with any specific resident complaints will quickly reveal any major issues  pertaining to the deterioration of windows.  

 Beware of Water

 Michael Kornegay is a general manager for the commercial division of Pella  Windows in West Caldwell, New Jersey. Kornegay labels water as the most  destructive element in window deterioration. “Water infiltration, poor installation, and lack of proper maintenance, along  with an incorrect product for the building will result in window deterioration,” he states.  

 Water damage is pretty easily identified by stains on wood or sheetrock and  plaster. Mold, mildew, rotting wood and pitted aluminum frames are also a dead  giveaway that window replacement is required. Kornegay notes diminished  operating performance and cloudy glass from seal failure as additional proof  that repair and replacement is imminent. He has seen wooden casement windows in  operation for over thirty years, but believes that the typical life span is  closer to twenty years. “Well-maintained aluminum-clad models may last over thirty years, but again this  is dependent on the level of maintenance. Once repair is no longer an option,  it is time to consider a full window replacement,” he said.  

 Michael Lentin is owner and president of CitiQuiet Windows in Long Island City  and he acquired Syosset-based Champion Window and Door in 2010. With twenty-two  years in the window industry, Lentin founded CitiQuiet in 1992, developing a  custom soundproof window that fits inside an existing window to eliminate  unwanted city noise.  

 In addition to water and moisture damage, Lentin also cites pollution from  traffic, soot and construction as some of the most damaging elements for  windows. He agrees with Kornegay that repair and maintenance make a difference  but the life expectancy for most windows is in the 20-year range. Wood and aluminum-clad windows are common, but vinyl and plastic windows are  often prohibited by fire codes, and those products are not available for  historic or landmark buildings. Steel, typically used in pre-World War II  buildings is now uncommon.  

 The Replacement Process

 When an association has made the decision to replace windows, there are numerous  steps involved to outline the project and establish a timeline for completion.  Deciding on a contractor and scheduling an initial site inspection is usually  the first step. Once a building contracts a window and door contractor for  replacement options, an iniftial site inspection, field measuring and  installation estimate will provide the information and specifics necessary for  the board to decide on the best course of action.  

 How long the project will take depends on many factors. Lentin works with a time  per window formula and states a typical 700 window replacement job will take  roughly four months from initial proposal and five to six weeks of  installation. Kornegay allows six to eight weeks for a typical job. Both agree landmark and historic buildings generally require several additional  weeks, mostly in the preparation stage.  

 “The primary difference in landmark replacement is that new replacement windows  must match what was originally used in the building,” says Kornegay. “Replacement on landmark buildings is limited primarily to wood and wood clad  products. Fiberglass and vinyl windows cannot be used in historic or landmark  buildings.”  

 Dave Hewitt is vice president of sales and marketing for EFCO Corporation, a  Pella company, and he offers a unique approach to a window replacement project  timeline. “Start with the end in mind,” he advises. “Work backwards from when you want to be finished, and you can best determine the  critical path.” EFCO handles large multi-storied buildings, with thousands of windows  magnifying the challenges by sheer volume. “If there is a need for concrete restorations, or waterproofing in order to  install the new windows it should be noted during the initial assessments,” he advises.  

 Once the windows are ordered and delivered several factors determine how  smoothly and quickly the installation is accomplished. Windows are generally  installed from the interior. Installation from the exterior on lower floors is  somewhat less invasive; however it can be more costly due to scaffolding,” says Kornegay. “For replacement on higher floors, scaffolding is not an option.” At any rate, windows will need to be tested, and inspected for operational  evaluation, so interior access to individual units is a must for completion of  the project.  

 Lentin mentions working closely with the association board to determine the  amount of tolerance for workmen in the building, elevator usage, hours per day,  and days per week. Hewitt stresses the importance of addressing security issues. “Some boards may prefer that a dedicated security member be available to check  the contracting team in and out of the building,” he says.  

 The most efficient way to replace windows may well be dubbed “one and done”—one window out- one window in. This approach will cut down on noise, dust and  drafts. Containment systems such as “zip walls” will also minimize those issues. Window replacement can be accomplished all year long, with the possible  exception of high winds. Kornegay also cites rainy conditions and extreme  temperatures beyond manufacturers’ recommended conditions for sealant, as areas of concern.  

 As the old windows are removed it will be important to allow for protecting the sidewalks and building exterior, and keeping the area clean and free of debris.  

 Better Tech, Better Windows

 The products and technologies currently available for windows and doors have  seen rapid advancements over the last decade. The last five years alone have  seen major innovations in energy efficiency and “green energy” materials for windows and doors. Energy-efficient double-glazed windows and new  double-glazed composite windows are just two of the improvements in efficiency.  The recyclability and the environmental impact of materials used in  manufacturing these new products is also an important improvement. According to  John Zoetjes, president of American Architectural Window & Door, a window and door replacement company for residential and commercial  properties based in Sparta, New Jersey, “The window industry has come a long way in the last decade, offering more  energy-efficient products, and technological improvements, like non-corrosive  hardware and paint finishes for coastal environments and specialty glazing to  reduce noise pollution.”  

 According to Frank Manzella, president of Thermo-Roll Window Corp., a commercial  window manufacturer in West Babylon, Long Island, some of the most popular  types of windows being installed these days are “tilt-and-turn windows, especially in the new buildings. They can tilt inward  like a van door for cleaning, and tilt outward at the top for ventilation.“ The hardware is made in Europe, he says, and Thermo-Roll holds a U.S. patent.  

 As the tilt-and-turn models are requested more and more, Manzella says that  consumers are getting away from the more old-fashioned double-hung windows. “The double hung has a bar that goes across the pane,” says Manzella, “and has been the most popular design since the days of Abraham Lincoln. The  tilt-and-turn window looks more like a picture window, and operates so it’s like three windows in one.”  

 “There’s also Low-E, which has been around for years,” Manzella continues. In colder months, Low-E glass bounces the room’s radiant heat back into the room again and gives you the equivalent of triple  glazing. It does the reverse in the summertime—it bounces the sun’s UV rays out. Both functions help to reduce HVAC costs.  

 “They also have fire-protection glass,” Manzella continues. “It’s fire rated to withstand intense heat for 20 to 120 minutes. That’s one of the latest advances. Very few people know that window strength is  largely determined by the strength of the glass. That helps determine the  ratings of different windows. And as far as sound protection, the best thing to  do is have unequal panes of glass. That unequal surface deadens the sound.”  

 Whatever type of glass or style of window best suits your particular building,  the ticket to a relatively painless, hassle-free replacement project is, as the  pros say, careful planning, clear communication, and a competent contractor who  will work with your building administrators and community to make the process a  'clear' success.   

 Anne Childers is a freelance writer and a frequent contributor to The  Cooperator. Associate Editor Hannah Fons contributed to this article.