As many of you already know, the windows in our building are 30+ years old (the building was converted to condos in the 1980's) and are well beyond their projected lifespan.
As a result, many residents at 24 Norman Street have windows that are no longer energy efficient ( as reflected in high heating and cooling bills). Many have cracked or broken seals and/or broken and cracked glass which make for drafts and even leaks when there is a combination of wind and rain.
There are also broken counterweights which make the windows difficult to open, and dangerous if they should fall shut. Add in missing screens and it looks like it is high time to replace the windows.
Our windows are exceptionally large (approximately 4 feet by 9 feet 6 inches ) and heavy (over 1,000 lbs). Most window manufacturers (especially vinyl window) have an upward size limit of 85". That is 3" shorter than the two bottom panels of our windows. Our windows are really (2) windows joined together. (1) part comprised of two large panels of equal size, and an additional 1 foot-high transom at the top.
Markwood has been looking into window replacement since last year, but because of the size, weight and location of the windows, have had difficulty in finding a combination of a vendor who can manufacture windows at the large size required, and an installer who was willing and able to install them.
I personally contacted (5) different window vendors, all referrals from business associates including an architect.
Out of those five, one never got back to me and another RiteWindow, said they could not help us after I sent them pictures and dimensions.
The three left were:
Coastal Windows & Exteriors of Beverly
Schernecker Property Services of Waltham
New Angle Glass of Lynn
Each of these three came and met with me at the building, looked at the windows inside and out, and took measurements.
Coastal Windows gave me an estimate the same day, but they were very expensive.
$8,124.00 for replacing (2) windows.
They also only do vinyl windows which is a problem due to the size.
Schernecker Property Services
Is a property service company so they are used to dealing with large condo projects. They were very knowledgable and besides the sales rep, had a structural engineer along. They said that vinyl windows are not an option for our size windows as they do not add structural support and the weight would cause the vinyl to deform over time, which would lead to problems. They recommended metal replacement windows. They have have not yet , as of today, provided me with an estimate.
New Angle Glass is a local company (based in Lynn) they also sent two people, a sales rep and an installation guy. They confirmed that for windows this size that vinyl is not an option. They also recommended metal replacement windows. They have recently completed several large window projects in the Lynn area.
Their pricing was much better, coming in at around $4,198.75 for two windows. They also gave us the option of two different window configurations, one where the (3) panels would be of equal size, thus reducing the weight of the individual panels and making them easier to open, and one with a “hopper”option for the top panel, so that you could actually open the top most window.
There are still some variables that might drive the price up bit. they would need to rent a boom lift which would cost them $2,450.00 a week, and Salem might require them to have a police detail as well (not sure what that would cost) so the more people do this at once, the cheaper it is for everyone. This definitely brings this into the realm of possibility.
Anyway, that’s where things stand. If you are interested, or know anyone in the building who is, please let the Markwood Management office (Kim Lord) or myself know (leave a comment or e-mail me).
I will be posting about this on the blog again in the near future as I get updated information. There is also an e-mail chain making the rounds.
When I get the final estimate from Schernecker , I will pass that on to you. We will probably need to have a special meeting to discuss this further.
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