Wholesaler · FL · Member since 2018 · 180 posts · 52 votes
I am in the process of renovating a rental property and I need to replace eight windows upstairs and one window in the basement.
I have contacted four contractors to come on Monday and Tuesday to provide a price for installation as I presume I am better off supplying the windows myself, however this leads to a number of questions as my knowledge of windows is limited.
The windows have wood frames but the windows inside the frames are aluminum.
What would be the best option for replacement windows for a rental property? Should I ask the contractor to measure the windows or if I am getting the windows myself should I try to measure the windows? Any general advice for getting this completed? Things I probably need to know and understand.
Severna Park, MD · Member since 2013 · 7k+ posts · 7k+ votes
7y
@Philip L. Dont bother buying the windows . Leave it all to the contractor . That way if there is a problem , you call him back . If you buy the windows , and he installs , if there is a problem , its all yours , contractor has no responsibility past installing them .
I am in the process of renovating a rental property and I need to replace eight windows upstairs and one window in the basement.
I have contacted four contractors to come on Monday and Tuesday to provide a price for installation as I presume I am better off supplying the windows myself, however this leads to a number of questions as my knowledge of windows is limited.
The windows have wood frames but the windows inside the frames are aluminum.
What would be the best option for replacement windows for a rental property? Should I ask the contractor to measure the windows or if I am getting the windows myself should I try to measure the windows? Any general advice for getting this completed? Things I probably need to know and understand.
I am not sure where you are located, but there are companies like Window World that will install most any size for $189 parts and labor. It could cost more if added prep work is needed, but pretty cheap for a vinyl double pain. I would let the installer measure and provide the windows, so you are out of that all together. No value add in you buying windows. Any window company gets better prices than you due to scale.
Specialist · Easton, PA · Member since 2018 · 1k+ posts · 2k+ votes
7y
@Steve K.
I completely agree with you with the lack of quality installs from Lowe’s and HD. I used to do warranty/service calls for Peachtree Windows as an independent contractor as needed. 90% of the calls I went on ended up being installer error (Lowe’s). Many were in high end million dollar homes in NJ.
Contractor · Mill Valley, CA · Member since 2018 · 1 post · 1 vote
7y
@Philip L hewitson
I didn’t read all the responses to your questions. But I would consider finding a retro window fitting contracting company. Especially for a rental, as a GC, I used a company that only does that on my last apartment renovation. They did the entire job in one day (8 windows). It was old aluminum frames like yours, they cut the flange and fit the new window in that opening.
Once you properly pull the old window frame out, it gets pricey patching and re trimming the exterior. Along with re trimming the interior.
And always have the window company measure and order the windows. You make the mistake it’s your costly and time wasting problem. It’s just not worth it unless you’re as experienced as the professionals.
Side note - those aluminum windows sweat quite a lot. During those times of install they never had foam to insulate the frames to the framing. I see sheet rock mold all the time from that water soaking behind the sheet rock. If the rock is pulled, and you retro fit, it’s worth buying a few cans of window and door foam.
Rental Property Investor · Denver, CO · Member since 2018 · 81 posts · 62 votes
7y
@Philip L hewitson This is if you decide to through with the windows: if your CPA does a cost segregation study for your property, you would get partial disposition for every window you replace.
I let tenant know the window will be replaced so each month tenant pay rent i set aside whatever the cost per window is i do half the windows so tenant can see u are doing what u say just let contractor know ahead of time
Have contractor do measure ment this way if ot off its on them
As a contractor I wouldnt bother dealing with one window at a time .
New to Real Estate · Newtown, CT · Member since 2019 · 13 posts · 6 votes
7y
@Philip L hewitson ask for an itemized bid, then you can compare. You can get an idea of material costs by going to Home Depot with approximate sizes and quantities. It should take the contractor less then an hour per window (and that is generous). Add to that the reassurance factor of what it’s worth to you knowing that if something unexpected comes up post installation, the contractor will be on the hook and decide from there.
Not sure where you live, but the window industry is somewhat of an oddball compared to other building materials. While retailers like Lowe's and Home Depot certainly carry windows, it's a difficult industry to commoditize. Maybe look to see if there is a window manufacturer near you and see if they can offer installation services. Sometimes they are cheaper than the national brands (e.g. Pella, Anderson, etc.).
What can seriously throw off a window budget is the labor. With new construction, it's relatively easy to estimate since you are going to run into the same conditions over and over again. With replacements, you often run into "weird" conditions that require a lot of labor and know-how.
Do you have any qualms about posting photos of these windows you are looking to replace? That could potentially help others provide better advice.
Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney. What I wrote above does not create an attorney/client relationship between us. I wrote the above for informational purposes. Do not rely on it for legal advice. Always consult with your attorney before you rely on the above information.
Wholesaler · FL · Member since 2018 · 180 posts · 52 votes
7y
Hey @Joe Splitrock I am in Michigan - I see there is one but it's about 2 hours away from me so not sure if they will cover my area but I will send them an email and see what they say thanks.
Wholesaler · FL · Member since 2018 · 180 posts · 52 votes
7y
Hey @Nicholas Altamura This sounds like a good option - I spoke with two contractors this morning and nither of them suggested this as an option. doing a quick google search I don't see a retro window company in my area but I will look into this further thanks for the suggestion.
Westchester, NY · Member since 2018 · 115 posts · 52 votes
7y
In NY, glass replacement runs about $90. Much cheaper than replacing the whole window.
As others have said, there is no ROI on new windows. My property has all leaky windows, it would take at least 5 years to pay for the window replacement using the window company's optimistic energy savings estimates. It is a 100 year old house, so I doubt the windows are the only heat-loss issue.
Real Estate Broker · Detroit, MI · Member since 2014 · 384 posts · 149 votes
7y
Have the windows measured by the company/person who will be installing them. My experience has been you're not going to save much money by buying the windows separately. The installer will be able to get better pricing than you on the materials.
Rental Property Investor · Dyersburg, TN · Member since 2019 · 45 posts · 31 votes
7y
@Philip L. Replace the glass and leave the existing frames. I have a local company who cuts glass to fit and it’s WAY cheaper to set new glass than replace an entire window. In my market it’s $300 labor and material to remove old and install new vinyl replacement window if it’s a standard size window. Custom cut glass pane labor and material $80-100. If it’s a lower end rental that glass breakage is a reoccurring issue install plexiglass. It’s a little more expensive but much more durable and won’t break as easily.
Depends what you are doing and the market. If you want to maximise a refinance replacing windows could help with that, whether you would get your money back is debatable. If you live in a cold climate region and you windows are old replacing windows adds significant rental value and your tenants will pay extra for decent double glazed modern windows and good heating.
The house I bought was 110 years old with windows that were easily 50 years old. I spent £10000 on replacing the windows including a nice new front door and double glazed french doors. It changed the property completely. Hopefully that translates to better refi and higher rents.
I would add one thing, windows sales men are some of the most aggressive there are. So shop around and be very careful with giving out deposits because they often have strict 7 day cancellation periods where one can lose their deposit.
I am in the process of renovating a rental property and I need to replace eight windows upstairs and one window in the basement.
I have contacted four contractors to come on Monday and Tuesday to provide a price for installation as I presume I am better off supplying the windows myself, however this leads to a number of questions as my knowledge of windows is limited.
The windows have wood frames but the windows inside the frames are aluminum.
What would be the best option for replacement windows for a rental property? Should I ask the contractor to measure the windows or if I am getting the windows myself should I try to measure the windows? Any general advice for getting this completed? Things I probably need to know and understand.
I am not sure where you are located, but there are companies like Window World that will install most any size for $189 parts and labor. It could cost more if added prep work is needed, but pretty cheap for a vinyl double pain. I would let the installer measure and provide the windows, so you are out of that all together. No value add in you buying windows. Any window company gets better prices than you due to scale.
Oh I just got it, your name is Splitrock and the picture is of a split rock
Specialist · Riverside, CA · Member since 2015 · 6k+ posts · 3k+ votes
7y
@Brandon Hicks true, part of me was just trying to make sure that the OP wasn't getting swindled by someone like the Anderson people, where it could cost $30k to do a house full of windows.
I am a builder in Cape Cod MA. Custom Crafted Homes has a window and door division. I spent a lot of time researching not only windows and doors, but also my competitors pricing to find out how I could be successful in the space. Let me share some of what I think may help you to make an informed decision.
There are two types of window installation you could choose from the first being a new construction window and the second would be a replacement type window. A new construction window should be reserved only for times where both the interior/exterior trim needs to be replaced. Another good reason to use new construction would be if you had water or weather finding its way into your rental unit. New construction windows require new trim inside and out, an applied ice and water protection and or a rubber flashing and will need a fresh coat of paint inside and out at completion of installation. The time for installation including time to prime and paint the windows with 2 coats is 4 man hours per window. The cost of the window will vary quite a bit between brands. You could spend anywhere from $275 to $450 per window when purchasing a quality window. This price is for a typical Double Hung window. (you did not mention what kind of window, so I had to assume here)
A Replacement window fits into the frame of the old window eliminating the need to remove and replace the interior and exterior trim. A replacement window not only saves on the materials needed to retrim the window but also the labor to do so. Installation of a replacement window should not take more than 25 minutes per window. So if you can save the window trim on the inside and outside of the house this could be a good option for you. A draw back of the replacement window is that you will lose up to 2 '' of glass because you are working with a smaller opening to install your new window in. One of the pro's is that it is really easy to install a replacement window, you can do it yourself by watching a youtube video
If you have any doubt that the first windows were not installed properly and or that the frames are not solid than save yourself the hassle and use a new construction window where needed.
Your contractor should be licensed and insured. Beware of companies selling a cheap window that they are branding themselves. Many of these guys are selling these windows because they are cutting cost to compete in that marketplace. If you can't find plenty of reviews and long term data on the window or the installer than it may be best to stay away. If you went with a Marvin, Pella, Andersen or a Harvey those are are quality windows that we install and warranty without worry.
looks for state and federal rebates. There are many programs available where you can get 0% interest and or other subsidies. Look at your total renovation cost and see if it is in your budget. Only replace what you have to and try to hold onto as much of your money as you can. You will need it for you next acquisition. Good Luck to you I hope this helps!
Investor · Murfreesboro, TN · Member since 2013 · 430 posts · 178 votes
7y
With condensation the windows are shot. You can measure the RO and get vinyl replacement windows made and installed. The $275 number is a number I would be able to do it for in New Jersey so bet you can get this done too. It also will help your utility bills if you are paying heat etc