Refurbishing vs. Replacing Commercial Windows: Why, When, and How
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1 Refurbishing vs. Replacing Commercial Windows: Why, When, and How
2 Course Description Refurbishing vs. Replacing Commercial Windows: Why, When, and How This case study based program explores the factors and data used to evaluate whether replacing or refurbishing commercial windows is the best option, from both functional and financial perspectives. It incorporates project/property reviews including costs; air infiltration test data, pre and post repairs (performed by a third party testing company); scope of work demonstrations and/or reviews; videos of key testing performed pre-and post-repairs; and hands-on examination of key materials, and/or tools used in each project. AIA Course #JP1024DC1105 PG p. 2
3 As an AIA Registered Provider, Window Services: Certifies that this course, entitled Refurbishing vs. Replacing Commercial Windows: Why, When and How is approved by AIA. Agrees not to promote or market our company s products or services during the educational portion of this program. Will report the LUs each participant earns as a result of completing this course to AIA CES. Will provide a Certificate of Completion to each participant upon request. AIA Course No. JP1024DC1105 PG p. 2
4 Learning Objectives 1. Identify the four basic components of window efficacy to assess the overall condition and refurbishabilityof windows on any given property. 2. Evaluate if/when it makes sense to refurbish each of the three basic window types: hung windows, sliding windows, and compression windows. AIA Course #JP1024DC1105 PG p. 3
5 Learning Objectives 3. Identify the common problems owners experience with each window type and outline the scope of work involved in addressing any of those issues. 4. Describe the steps involved in compiling & providing data-driven information to building owners that addresses both the financial and functional feasibility of refurbishing their windows. AIA Course #JP1024DC1105 PG p. 3
6 Refurbishing vs. Replacing: Four Primary Considerations 1. Financial (based on a commercial grade 3 x 5 double-hung window) Average price to refurbish: $388 per window* (including operating hardware, general reconditioning, and two low-e DSB insulated glass units) Average price to replace: $1425 Putnam Square Quote: 25% of quote to replace windows Windows work better than they have in years Residents are thrilled WSI staff was great to work with * Open Shop Rate Pricing. Prevailing wage rate estimate for identical scope is $469. AIA Course #JP1024DC1105 PG p. 4
7 Refurbishing vs. Replacing: Four Primary Considerations 2. Reduced disruption for residents Average time to refurbish: One two hours (including operating hardware, general reconditioning, and new glass units as needed) Average time to replace: Five-six hours (includes removing replacing trim, repainting, etc) 3. Extended life cycle of the window 4. Environmental A. Improved energy efficiency B. Eliminated waste AIA Course #JP1024DC1105 PG p. 4-5
8 Refurbishability The extent to which you can cost effectively extend the life cycle of an existing window by improving its energy efficiency, functionality, and/or aesthetics. (As defined by Window Services, January 2013) AIA Course #JP1024DC1105 PG p. 6
9 Anatomy of a Window AIA Course #JP1024DC1105 PG p. 6
10 Refurbishing vs. Replacing: 4 Components of Window Efficacy 1. Frame and Sash A. Frame/sash composition B. Thermal barrier C. Installation method and perimeter sealant D. Structural integrity/condition AIA Course #JP1024DC1105 PG p. 7
11 Refurbishing vs. Replacing: 4 Components of Window Efficacy 2. Operating hardware A. Balances AAMA Classifications & Warranty Class 1 MAFR cannot exceed 70% Class 2 MAFR cannot exceed 60% Class 3 MAFR cannot exceed 50% Class 4 - MAFR cannot exceed 40% Class 5 - MAFR cannot exceed 30% B. Hinges, locking hardware, tilt latches, balance or tilt shoes, stops and rollers, etc. AIA Course #JP1024DC1105 PG p. 8
12 Refurbishing vs. Replacing: 4 Components of Window Efficacy 3. Glass A. R value of existing glass unit B. Glazing method and quality AIA Course #JP1024DC1105 PG p. 9-10
13 Refurbishing vs. Replacing: 4 Components of Window Efficacy 4. Weather stripping A. Two primary types: Compression sealed & sliding sealed B. Effective functionality considerations 1. Condition/existence of weather stripping 2. Is it functioning as designed a. Debris precluding proper compression b. Quality of original window installation (plumb) c. Building settling over time AIA Course #JP1024DC1105 PG p 10
14 Refurbishability 1. Hung Windows 2. Sliding Windows 3. Compression Windows 1. Common Problems 2. Refurbishing Solutions AIA Course #JP1024DC1105 PG p. 11
15 Hung Windows Common Problems: 1. Safety a. Guillotine effect b. Locking/building security c. Windows falling in 2. Hard to open/close 3. Air infiltration/water penetration 4. Failed or under-performing glass AIA Course #JP1024DC1105 PG p. 12
16 Hung Windows Solutions: 1. Replace failed balances with AAMA Class 5 balances 2. Replace weather stripping 3. Re-caulk frame to building envelope 4. Replace locking/tilting hardware 5. Repair interlocks 6. Replace failed or under-performing glass units 7. Improve glazing methods AIA Course #JP1024DC1105 PG p. 12
17 Sliding Windows Common Problems: 1. Air infiltration/water penetration 2. Safety a. Locking/building security 3. Hard to open/close 4. Failed or under-performing glass AIA Course #JP1024DC1105 PG p. 13
18 Solutions: Sliding Windows 1. Replace weather stripping 2. Replace locking hardware 3. Replace rollers 4. Clean and lubricate tracks 5. Re-caulk frame to building envelope 6. Replace failed or under-performing glass units 7. Improve glazing methods AIA Course #JP1024DC1105 PG p. 13
19 Compression Windows Common Problems: 1. Air infiltration/water penetration 2. Safety a. Locking/building security b. Overextension/dropping 3. Broken hardware (roto-arms & cranks) 4. Failed or under-performing glass AIA Course #JP1024DC1105 PG p. 14
20 Compression Windows Solutions: 1. Replace and/or add additional weather stripping 2. Replace locking hardware 3. Replace roto-arms and operators 4. Re-caulk frame to building envelope 5. Replace failed or under performing glass units 6. Improve glazing methods AIA Course #JP1024DC1105 PG p. 14
21 Test Case #1: Boston Bay Apartments, Dorchester, MA Property & window descriptions Issues with windows Planned scope Testing procedure Test results (video& data): Air infiltration rates Operating forces Scope modifications Project pricing AIA Course #JP1024DC1105 PG p
22 Test Case #1: Boston Bay Apartments, Dorchester, MA Interior Test Chamber AIA Course #JP1024DC1105
23 Test Case #1: Boston Bay Apartments, Dorchester, MA Digital Manometer (DG-700) AIA Course #JP1024DC1105
24 Test Case #1: Boston Bay Apartments, Dorchester, MA Pre and Post Repair Test Results Table Air Infiltration (ASTME E783) & Operating Force Data AIA Course #JP1024DC1105 Per testing completed by Building Enclosure Associates
25 Test Case #1: Boston Bay Apartments, Dorchester, MA Pre-Repair Smoke Test at Meeting Rail AIA Course #JP1024DC1105
26 Test Case #1: Boston Bay Apartments, Dorchester, MA Post-Repair Smoke Test at Meeting Rail AIA Course #JP1024DC1105
27 Test Case #1: Boston Bay Apartments, Dorchester, MA Pre-Repair Smoke Tests at Sill AIA Course #JP1024DC1105
28 Test Case #1: Boston Bay Apartments, Dorchester, MA Post-Repair Smoke Test at Sill AIA Course #JP1024DC1105
29 Test Case #1: Boston Bay Apartments, Dorchester, MA Force Gauge Reading AIA Course #JP1024DC1105
30 Test Case #1: Boston Bay Apartments, Dorchester, MA Force Gauge Reading -Up AIA Course #JP1024DC1105
31 Test Case #1: Boston Bay Apartments, Dorchester, MA Force Gauge Test Down AIA Course #JP1024DC1105
32 Test Case #1: Boston Bay Apartments, Dorchester, MA Comparison Table Refurbishing vs. Replacing 846 Commercial Grade Double Hung Windows 846 Total Windows Cost Per Window Total Project Cost Time per Window Total Project Duration* Operat-ing Forces Up/ Down Air Infiltration Rates Replace $1213 $1,026,198 6 hours 181 days 17/17**.30 cfm psf Refurbish $379 $320, hours 83 days 14/13.35 cfm psf Deltas $834 $705, hours 98 days 3/4 (.05 cfm psf) *Project Duration based on 7 hours on-site/day with 4 mech. crew ** Up/down operating forces of new windows based on average weight of sash and class two balances being installed in the new windows. AIA Course #JP1024DC1105 PG p 18
33 Test Case #2: Cambridge High-Rise Apartments Property & window descriptions Issues with windows Planned scope Testing procedure Test results: Air infiltration rates Operating forces Scope modifications Project pricing AIA Course #JP1024DC1105 PG p
34 Test Case 2: High-Rise Apartments, Cambridge, MA Exterior Chamber AIA Course #JP1024DC1105
35 Test Case 2: High-rise Apartments, Cambridge, MA Interior Chamber and Equipment AIA Course #JP1024DC1105
36 Test Case # 2: High-rise Apartments, Cambridge, MA Cavity Insulation: Jamb & Sill AIA Course #JP1024DC1105
37 Test Case # 2: High-rise Apartments, Cambridge, MA Test Date: April 30, 2015 T e s t i n g S p e c i f i c a t i o n s Test Case #2 Cambridge High-Rise Apartments Pre and Post Repair Test Results Table Air Infiltration (ASTM E783) & Operating Force Data Specimen Number: 1 2 a) Pressure differential, psf: b) Pressure differential, Pa: d) Specimen, total square feet: Before Repairs After Repairs Before Repairs After Repairs e) Total, cfm: M e a s u r e d Air Flow Rate f) Extraneous, cfm: g) Specimen, cfm (g=e-f): h) Total, cfm/sf (h=e/d): i) Specimen, cfm/sf (i=g/d): R e s u l t s Force Gauge Readings j) Reduction in cfm/sf Air Infiltration % Operating Force Required to Open / Close the Window Pre Repair Up / Down 54% 87% Post Repair Up / Down Pre Repair Up / Down Post Repair Up / Down 41 / / 8 30 / / 11 AIA Course #JP1024DC1105 Per testing completed by ATI
38 Refurbishing vs. Replacing: Comparison Table Refurbishing vs. Replacing 1407 Commercial Grade Double Hung Windows in 714 Openings 1407 operable windows/ 714 openings Cost per opening with one operable window (21) Cost per opening with two operable windows (441) Cost per opening with two operables & one fixed (252) Total Project Cost Time per opening with one operable window Time per opening two operable windows Time per opening with two operables and one fixed Total Project Duration* Operating Forces Up/ Down Air Infiltration Rates Replace $1425 $2850 $4275 $2,364,075 5 hours 6:25 hours 7:30 hours 175 days Not know at this time.30 cfm psf Refurbish $418 $604 $604 $414,498 2:50 hours 4:25 hours 4:25 hours 111 days 12 / cfm psf Deltas $1025 $2264 $3689 $1,949,577 2:10 hours 2 hours 3:05 hours 64 days TBD.24 cfm psf *Project Duration based on 7 hours on-site/day with a four mechanic crew ** Up/down operating forces of new windows based on average weight of sash and class two balances being installed in the new windows. AIA Course #JP1024DC1105 PG p 23
39 Window Efficacy Scoring Chart Factors Existing Window New Window Refurbished Window 1. Frame Composition Thermally Broken Balance Type/Rating (or) Roller Quality & Condition (or) na na na 5. Hinge Quality & Condition na na na 6. Glass Glazing Condition Weatherstripping Window Efficacy Score AIA Course #JP1024DC1105 Average cost to purchase & install a new window: $1425 Average cost to refurbish an existing window: $388 Both estimates quoted above are based on a 3' x 5' commercial grade double-hung window.
40 Refurbishing vs. Replacing Commercial Windows Q & A Concluding Thoughts Program Evaluation Presenter Contact Info AIA Course #JP1024DC1105 PG p. 26
41 Steve Wessling Wessling Architects, Inc Deb Coppins John Paquette Window Services, Inc ABX Course: ABX15A10
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