Window Replacement Project Q&A

WINDOW REPLACEMENT PROJECT – ISSUES AND QUESTIONS

September 6, 2019

On Saturday, July 27, 2019, the Bay Scene Owners Association Board of Directors hosted a Town Hall meeting to update residents on the current status of the subject project (see the video here or listen to the audio on the Minutes page).  At this meeting, an example of the replacement vinyl windows was displayed, and the Board and a representative of the window replacement contractor fielded questions about the project from the 55-60 people in attendance.

Several relevant questions and issues raised at the Town Hall meeting could not be fully addressed at that time; accordingly, the Board requested responses to these questions from the window installation contractor and the window manufacturer.  Their responses follow.

  • The interior color of the sample window frame is white, while the rest of the frame is dark bronze. Can the interior color be changed from white to bronze? Would there be an extra cost for this change?

  • Yes, the interior color can be changed. Such a change would increase material (vinyl) costs by about 20-30%

  • If the window interiors are to remain white; what is planned for the existing bronze-colored window frames. Will they be left exposed as bronze, or will they be covered with a white material? Please explain what will be done so the existing frames match the color of the new windows.

  • The bronze interior elements will be covered with a color match material.

  • Relative to the previous question, will the existing outer window frames be retained or replaced?

  • Replaced.

  • If the new windows are installed inside existing frame systems, the wider frames will reduce the amount of glass area. What would be the increase in frame width for a fixed window? For an operable window? Is there a window option in which this increase in frame width could be reduced?

  • The frame width for a fixed window will decrease from 1” in the current windows to 0.75” in the new vinyl windows. In the operable windows, the frame width will increase from 2” to 3”. Should Bay Scene choose to install new aluminum windows, the frame widths would be wider than the proposed vinyl windows.

  • With the aforementioned reduction of glass area, coupled with the proposed low-e window coating, what will be the concomitant loss of sunlight (or, visible transmittance) in the condo living areas?

  • The proposed windows will not be tinted but treated with an energy efficient Low-E coating. Low-E coatings have been developed to minimize the amount of ultraviolet and infrared light that can pass through glass without compromising the amount of visible light that is transmitted.

  • There is an option to move the hinge point that opens a window from the end toward the middle of the window, thus providing access to both interior and exterior surfaces of the glass to facilitate its cleaning. With this option, it appears that, when open, the window would protrude into the room interior. Would this interfere with certain types of window treatment, such as plantation shutters, or window screens?

  • The operable windows are designed with a pivoting, or sliding hinge point, such that the open window does not protrude into the room.

  • Residents on the lower floors at Bay Scene are concerned the proposed larger windows pose a security concern. Are “limiters” available that would restrict the degree to which windows can be opened? If available, do they offer additional security to avoid break-ins? At what cost?

  • Yes, limiters are available and would be provided at no cost to first floor units.

  • Some of the air and noise leakage into – and out of – our condos is through the gap between the concrete block walls and existing outer window frames. Will these gaps be effectively sealed during installation of the new windows?

  • Yes, these gaps will be sealed.

  • There is concern about the structural soundness of vinyl – as opposed to aluminum - windows. In addition to supporting their own dead-weight load and resisting air and water infiltration, the new windows must be able to absorb sway induced by wind and seismic loading. They also must not distort or warp over the long-term. Will the proposed vinyl windows meet these structural criteria?

  • The proposed vinyl windows will be structurally stronger and sounder than Bay Scene’s current windows. With modern vinyl manufacturing methods, warping would not be a concern.

  • How long is the AMSCO vinyl window warranty versus the Western aluminum window warranty, and what is covered (i.e., warping, fading, hardware failure, etc.)? Does the warranty cover materials and labor, and who performs warranty work (manufacturer, dealer, installer)?

  • AMSCO Windows, the vinyl window manufacturer, will provide a 10-year warranty covering warping, failure, and overall window performance. The installation warranty from Picture Prefect Windows and Doors is normally for five years but can be upgraded to ten years. A warranty from Western for aluminum windows would have to be negotiated because of Bay Scene’s proximity to the ocean.

  • Can the window glass surfaces be treated to make them resistant to getting dirty? If so, what is the related cost?

  • Yes, easy clean glass can be added at an additional cost. A bulk cost estimate would be requested from the manufacturer.

Jimmy Gottlieb