Condo Media - April 2021 - 35

WINDOW COSTS
It is not unusual for a condo unit owner
to be faced with having to pay for window
replacement because the community
has made the decision to replace the
siding. The lifecycle of the condo's façade
may not be in sync with the age of the
current windows. Replacing or changing a
community's façade is a difficult decision
in itself. As the fenestration elements
of the façade include security issues,
sightlines, and air flow matters, the
board may decide the windows also must
change. Recent national findings have
shown the importance of improving air
quality in older buildings by introducing
natural ventilation. This may require
communities to consider changing the
type of windows replaced in the future.
WINDOW CHOICE
Choosing the best replacement window
can be a daunting task and often a board
will need the advice of a professional
such as an architect, engineer, or window
supplier. Choices of style, functionality,
and installation types can be wide-

ranging with some windows eligible
for a $500 federal tax credit. The first
decision is often whether the replacement
will be 'full-frame' window requiring
exposure of the rough opening or an
'inset' replacement. This decision will be
dictated by both cost and the impact of
the window project on the siding or other
framing considerations.
Today's typical high-rise window
frames are metal, while low-rise
residential window frames will have a
vinyl exterior surface. From there, the
decision makers will turn to selecting the
type of glazing (window glass) where both
initial and life cycle costs of materials and
energy conservation will be considered.
The initial consideration is double- (two
panes) or triple-glazed (three panes).
Maine's northern climate would suggest
triple-glazed is the best choice to reduce
both energy loss and noise transmission.
It is at this point the need for window
expertise comes into play. Window
performance can be greatly improved
by changing the chemical composition
or physical characteristics including the

use of tinted glazing or reflective coatings and films to reduce heat gain and
glare. Some low-emittance coatings have
been developed to improve both heating
and cooling season performance. Other
manufacturers use low-conductance
gas fills between the glazing layers with
thermally improved edge spacers to meet
performance goals.
The board's window consultant will
be able to guide the board through
this decision process to select the
optimal window performance within
the community's budget restraints.
Windows are a long-term investment,
increasing the market value of the units
while reducing the life-cycle costs of
heating and cooling. Making the correct
window replacement decision now will
allow the project to see a clear success
in the future.
n JACK CARR, P.E., RS, LEED-AP,
IS SENIOR CONSULTING ENGINEER
FOR CRITERIUM-ENGINEERS IN
FREEPORT, MAINE. HE IS A MEMBER
OF THE CONDO MEDIA BOARD.

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April 2021 CONDOMEDIA

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Condo Media - April 2021

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