A meeting to discuss the possible replacement of unit windows was held on Tuesday, May 23rd in the Heritage Room at 10 Norman Street, In Attendance for Markwood Management was Kim Lord and Trustee George Courage. Eight owners also attended. The main topics of discussion were:
Why replace the windows?
Age of the Windows
The building was converted to condos in 1984-85, which means the windows are about 32 years old. Many commercial windows have a life expectancy of about 20-25 years. We are at or beyond the life expectancy of the original windows.
Energy Conservation
The last few years have seen some steep increases in electrical rates, especially in the winter. The inefficiency of the windows has been a contributing factor.
Air Quality/Airflow
Many of the window counter weights have broken, making the windows incredibly difficult to open for ventilation. Many of the screens are also missing/broken.
Seal Breakage
The seals on many windows are cracked or broken which nullifies their insulating qualities and in some cases create drafts. Many of the windows no longer close and seal properly.
Repair or Replace?
Although broken or cracked glass can be replaced, and seals redone, there is no way to replace/restore the argon gas in between the two panes of glass, greatly reducing the insulating qualities of the window. Finding a vendor willing and able to do repairs has proved difficult, expensive, and very limited. For instance there is no way to repair the broken counterweights.
Aesthetics
Many of the windows are visibly worn and aged-looking, and many are jury rigged or propped open with everything from sticks to box fans. This makes the building look shabby and reduces it's value to prospective tenants/owners.
Value to the Unit
Replacing the windows would most likely enhance the value of the unit either to attract potential buyers or tenants.
Structural
At this time there is no structural reason to replace the windows. We had a structural engineer come and take a look at the building before the meeting, and although we have not yet received his final written report, he said that there was no indication of major structural problems either caused by, or affecting the windows.
Sound
Newer windows with double or triple-pained glass will also greatly reduce ambient noise from the downtown area including pedestrian and vehicular noise.
Liability
Injury to a tenant caused by the lifting or falling of the very heavy windows and possible legal action resulting from it may be a strong incentive for owners to replace the windows.
Why Replace the Windows Now?
Cost Savings
The more owners decide to get their windows replaced at the same time, the cheaper it will be for everyone. Besides the cost of the windows themselves, the equipment and personnel required to replace them become prohibitive on an individual basis.
Less Disruptive to Residents
If we as many as we can at once, we reduce the amount of disruption to the building.
Savings on Heating/Cooling
Although replacing the windows is expensive, there may be state incentives in the form of grants rebates or loans available to help make our building more energy efficient.
Next Steps
We had (8) owners sign up for a group e-mail list that will keep everyone informed of developments on the windows. Trustee George Courage contacted the preferred vendor for a more detailed estimate for the project. Owner Dustin Quadros has gathered information about getting an energy audit, a step which could be helpful in obtaining financing for the project.
If you were unable to attend the meeting but are interested in replacing your windows, please contact Markwood Management or e-mail george@georgecouragecreative.com, for more information.
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