Real Estate Investor · Columbus, OH · Member since 2013 · 10 posts · 2 votes
I have a duplex, currently live in one side, and need to make a decision on a window purchase. I received a quote to use regular windows or for an additional $1,150, to use low-e + argon. I am debating spending the additional money to include in the 16 new windows and would like to get some opinions on what other landlords are providing in their units. Are low-e windows worth the additional money and could they be used as an "amenity" for the property when advertising the units? Is this something potential tenants usually ask for specifically? Any feedback is greatly appreciated!
This is what my window guy says. You will never, ever, ever realize the cost savings from a window upgrade of any kind from energy saved. The difference is primarily in comfort. He says after you get past double pain (from single pain) it's really hard to tell the difference. There is a difference though. Unless you can demonstrate ubber low power bills then I have not seen an increase in rental income unless you negotiate it with existing tenants like Mihn does. It's my opinion that you should take the extra $ and invest in a high efficiency furnace or on demand water heater if you want to save energy. Really the best better approach is to seal the living space and add attic insulation. Spend $150 on "Great Stuff" and go into the attic and seal every plumbing and electrical penetration. Take the $1,000 and take a weekend get away. You will save more energy doing that.
Johann- that is a great idea to check the difference between the double pane and low-e window! I am curious to see what the "true" temperature difference is between the two on my end. I was told that one of the windows was low-e and those that I will be ordering are labeled as "efficient" but not considered low-e. They are double pane though.
I doubt my tenants even know how what low-e windows are. That being said on my higher end rentals the tenants do demand modern style windows (not old wood or aluminum windows) and double pane is a great selling point on the nicer properties. On the lower end rentals I can even get away with jalousie windows.....of course it rarely gets below the 50's here (it'll be 80 today) so the only concern is how much the AC is going to cost in the summer (and that can be quite expensive but many tenants just open the windows and run fans even when it's 90 out)
We prefer to buy the cheapest double pane, single hung window you can buy that has a lifetime warranty. No bells or whistles. Can save you $100 a window. That adds up to serious change whether you are replacing them in 2 units or 100.
For a higher end or "A" property we would consider a few frills.
While I am a proponent of using Energy efficient windows. Around here if you install Energy Star rated windows and apply for the meagre government efficiency rebate ($50 - $85 per window), the cost difference from the base window is typically minimal. Being selective about your glazing allows you to install windows with higher solar gain on particular exposures - a good thing for those of us who spend 5-6 months/year in winter.
Though glazing gets most of the attention when folks replace windows, the choice of window style will have a bigger impact on energy efficiency and comfort over time. Obviously a fixed window will be more efficient than an operable window. When selecting an operable window, a casement, awning or tilt-n-turn style window will be more efficient than a single/double hung or slider window. Casement windows seal better and leak less with age and wear.
Tilt-n-turn and casement windows also give you the most egress clearance, making them better choices for bedrooms.