Begin preparing your home for a formal inspection by conducting a self directed inspection of your windows.
There are a multitude of types, designs and operations of windows including sliders, single hung windows, double hung windows, hinged, awning, casement, hopper, jalousie, fixed, block, skylights, sun tubes and others.
The glazing (the glass) may be single pane, double or multiple pane, etched, beveled, leaded, tempered, safety, plastic or acrylic.
The frames may be made of wood, metal, vinyl or a combination of these materials.
Don't get distracted by window descriptions. All you have to be concerned with is their physical condition and operation.
As you approach the window take a general look at the overall appearance. Is anything so obvious that it jumps out at you?
Write down things like broken, damaged or missing window coverings and screens. Make a quick note on a worksheet or note pad of these items for future replacement or repair. Home inspectors report when screens are missing or damaged.
Inspect the condition of the sill and framing around the window. Is it water stained, deteriorated, cracked or broken?
Deterioration is also called "dry rot" by termite inspectors. A sharp instrument like a scratch awl can be used to gently probe in the corners of the windowsill to determine if the wood is damaged from possible water intrusion. You will be using the awl in other locations during your inspection.
Is there evidence of organic growth (also known as molds, mildew or fungus) in the sill or frame around the window?
Is the paint and texture at the top of the window frame clean and free of cracks?
Inspect the glazing. Is it cracked, broken, missing or have holes?
If it is a multiple pane window, has it lost its seal? A dual pane window is a manufactured product where two pieces of glass are assembled onto a quarter inch or half inch frame. The glass is sealed to the frame and an inert gas such as neon or argon is injected into the space between the glass panes. The space creates a thermal barrier that helps control the movement of heat into or out of the conditioned living space.
Lost dual pane seals can be identified by hazing, halo effects at the edges or streaks on the interior surface (inner sealed side) of each pane. Moisture or condensation may collect on the inside of the window between the panes.
Such symptoms happen when the expansion and contraction of air during a normal day draws dirt and moisture into the space between the panes through a hole in the sealing material.
When a window has lost its seal, the problem is mostly cosmetic. However, a buyer will probably want to have the window replaced or receive credit for the cost of replacement.
Dual pane windows can be repaired, but the task can be a bit daunting.
Occasionally you will find a piece of glass that has been replaced with plastic. This often happens in doors with multiple glass sections where a pane was cracked by an intruder or a home owner who was locked out of the building.
Finally, see if the window operates properly. Does it open and close smoothly and does the lock work?
After you have completed your inspection of a window, list anything that needs attention on a worksheet for later prioritization.
Congratulations! You have completed a window inspection. Yes, it really is that simple. As you move through the building, you will become more proficient and the process will become faster and more interesting.
Now inspect each window in your home and complete a worksheet on those that need attention.
Do not get discouraged if you find issues you had no idea existed.
Most people become oblivious to the true condition of the home where they reside. This is the very reason why most home sellers lose money at the close of escrow. They had no idea what the inspector would find. By knowing in advance, you are on your way to saving money.
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WINDOW FINDINGS: REMEDIES AND SOLUTIONS
FRAME & SILLS
Stains
Stains on aluminum or vinyl window frames can usually be cleaned with normal household cleaners. Stains in wood could be deeper and harder to remove. Refinishing would be the last resort. Check with your realtor for its priority value.
Deterioration
Deterioration is generally found in wood materials. It can be the result of water intrusion, insect infestation or sun damage. A qualified handyman or tradesman should conduct repairs. Such damage generally does not extend into the frame behind the sill, but, if further deterioration is suspected, have it checked.
Organic Growth (Mold & Mildew)
For some people, exposure to certain types of mold can be very dangerous due to allergic reactions. Superficial or small amounts of surface mold or mildew can usually be removed with normal household cleaners designed for this purpose. An Industrial Hygienist should inspect large areas of organic growth. Wiping moisture off windowsill surfaces where mold can live and grow during the winter months will help prevent its occurrence.
Side Note:
Contrary to popular belief bleach is NOT the proper product for cleaning mold or mildew. Liquid bleach is mostly made up of water that we often dilute down with more water. Mold thrives in moist, damp areas. Using a proven mold killer is recommended. A number of fungicides can be found by searching online.
GLAZING (GLASS)
Cracked, broken or missing
Replace broken windows yourself or hire a qualified person to do the work.
Lost dual pane seals
Windows with lost seals can be repaired but the task is rather complicated. Usually the glazing simply needs to be replaced.
WINDOW OPERATION
Sticking Windows
HAZARD
Use care and caution. Forcing a stuck window could break the glazing, necessitating additional repairs and most importantly, you could be injured by broken glass.
Windows frames can become sealed during house repainting. Take a knife and run it between the window frame and the channel of the sash (the fixed frame around the window) to release excess paint that is binding the window. Once the window is again operable, make sure the excess paint is removed from the window frame. Then clean the window tracks and apply a little shot of silicone to the tracks for ease of operation.
ADDITIONAL WINDOW INFORMATION
Fire Egress and Security Bars
Modern building standards require that windows in bedrooms be a specific size and be installed at a specific height above the floor.
The Universal Fire Code, The Universal Building Code and City & County Building Codes mandate fire egress capability. Egress windows are required in bedrooms that have no doors that exit directly to the outside of the house.
To qualify as an egress window it must meet the following requirements:
"Basements in dwelling units and every sleeping room below the fourth story shall have at least one open able window or door approved for emergency escape or rescue which shall be open directly into a public street, public alley, yard or exit court."
The window shall be operable from the inside to provide a full clear opening without the use of additional tools.
All escape or rescue windows shall have a minimum net clear open able area of 5.7 square feet. The minimum net clear open able height dimension shall be 24 inches.
The minimum net clear open able width dimension shall be 20 inches. When windows are provided as a means of escape or rescue, they shall have a finished sill height not more than 44 inches above the floor.
Bars, grills, grates or similar devices may be installed on emergency escape or rescue windows or doors, provided:
The devices are equipped with approved release mechanisms which are open able from the inside without a key or special knowledge or effort.
The building is equipped with smoke detectors installed in accordance with section 1210." Source: 1991 Uniform Building Code
Safety Glass
Tempered glass is one of two kinds of safety glass regularly used in applications in which standard glass could pose a potential danger. Tempered glass is four to five times stronger than standard glass and does not break into sharp shards when it fails. Tempered glass is manufactured through a process of extreme heating and rapid cooling, making it harder than normal glass.
The brittle nature of tempered glass causes it to shatter into small oval-shaped pebbles when broken. This eliminates the danger of sharp edges. Due to this property, along with its strength, tempered glass is often referred to as safety glass.
Explaining the many variables related to tempered glass is complex and exceeds the scope of this article. In general, the following glazed areas should have tempered glass: glass in open able doors; windows in stairways and along walking paths; windows over bath tubs; enclosure doors on the shower or tub; windows greater than 9 square feet that are less than 18 inches above the floor and generally anywhere a person might accidentally push through a glazing and break the glass.
Tempered glass is identifiable by an etched mark in a corner of the glazing, is often referred to as a "bug" and are usually white in color.
Windows and doors with encased wire are no longer considered to be viable as a safety glazing.
Rick Daniel
Certified Master Inspector
http://27DollarHomeInspections.com
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