Save Money by Repairing Windows

Article From HouseLogic.com

By: Dave Toht
Published: March 09, 2010

Repairing worn windows, rather than replacing them, can save you thousands of dollars.

Perhaps your wood sashes are cracked, peeling, and prone to rattle in the wind. Or the insulated glass in your vinyl casement is "blown"-filled with foggy condensation. Maybe your aluminum slider gave up sliding years ago. You've got a window problem, and you know it's going to cost you.

Confronted with such ills, many homeowners leap to the conclusion that it's time to replace their windows. That's an expensive proposition: A double-hung 3x5-foot vinyl replacement runs about $525 installed. While it's an investment that'll pay off if you sell your house (a 77% return, according to Remodeling Magazine's Cost vs. Value Report (http://www.remodeling.hw.net/2009/costvsvalue/national.aspx) ), not every household can afford the initial outlay. Is there another way?

Fact is, none of the symptoms mentioned above necessitate new windows. By repairing windows with a few dollars and some sweat equity, most problems can be remedied. In addition, you're likely to improve the energy efficiency of the windows you fix. You can avoid the cost of window replacement by addressing some of these scenarios.

All-wood windows

When maintained, wood windows can last 100 years or more; if left unpainted, they quickly degrade. However, even after years of neglect, the damage is often superficial, looking worse than it is. There's no need to assume the window must be rebuilt. Areas of rotted wood can be renewed with penetrating liquid epoxy. Fill holes in sills and sashes with epoxy putty--it sands easily and is paintable.

Cost: About $20 for enough epoxy putty to mend a 3x5-foot window, $10 for paint and primer to protect your work. Allow three to six hours per window for the restoration.

Because sashes and stops wear with age, wood windows are prone to gaps where air can penetrate. Popular spring bronze weather stripping has a V-shape cross section. The flexible shape applies continual pressure against the window sash and permanently seals gaps while allowing sash movement. Other weather-stripping solutions include tubular vinyl and adhesive foam.

Cost: About $21 for enough spring bronze weather stripping to seal a 3x5-foot window. Allow an hour per window for installation.

Older double-hung wood windows have counter weights to assist raising the sashes. These can be repaired to working order, but the real problem is that the weights and pulleys require a sizeable cavity in the wall that's not insulated. This void contributes to heat loss. New replacement lifting mechanisms attach to the sash, allowing the cavity to be filled with expandable foam.

Cost: $38 for a replacement lifting mechanism, $4 for spray foam insulation. Allow four hours per window for installation.

Non-wood windows

Windows made of vinyl, fiberglass, and aluminum will last at least 20 years. Unfortunately, the gaskets that seal their sashes don't have the same life expectancy. Repair holes and small rips with by removing the sash and applying silicone sealant to the damage. To replace the gaskets, contact the window manufacturer or a specialty supplier for replacements.

Caulk any punctures or cracks in vinyl- or aluminum-clad windows to prevent water damage to the wood core. Repair loose aluminum sashes by tightening the screws at the corners; try coating the screw threads with a dry-locking compound made for especially for screws.

Cost: A few dollars for silicone or replacement gaskets and parts. Allow an hour or so per window.

Energy savings

Any repairs that improve the ability of your windows to seal against air leakage will yield energy savings. The worse shape your windows are in, the greater the potential savings on your fuel bill-a Vermont field study (http://www.homeenergy.org/archive/hem.dis.anl.gov/eehem/97/970908.html) suggests that sealing a single loose window can save $14 to $20 annually.

But don't expect more than a couple hundred dollars overall-even some total replacements don't yield more than that. The real savings is the money you didn't spend on replacement windows.

Glass issues

In most wood windows, glass is "glazed" in place, held with small metal pieces called points and sealed with putty. Even when the glass is sound, cracked and missing putty should be replaced. Glazing takes practice but is well worth the trouble.

Cost: $6 for points and putty; $32 for two pieces of single-pane glass to refit a 3x5-foot window. Allow three hours per window.

Replace cracked single-pane glass. To remove the old glass from a vinyl window, pry away the vinyl stop with a putty knife. On aluminum windows, the glass is wrapped with a rubber gasket and held by a metal strip. Remove both to free the glass. To re-install, a bead of silicone seals the glass on a vinyl window; for a metal window, clean and reuse the rubber gasket.

Cracked or fogged double-pane windows should be resealed or replaced by a glass fabricator-find them in the Yellow Pages or online directory.

Cost: $175 for double-pane glass to refit a 3x5-foot window.

Hardware failures

Before replacing a balky cranking mechanism on a casement or awning window, try cleaning it and lubricating with white lithium grease. If that doesn't do the trick, replace the mechanism.

Cost: About $3.50 for lithium grease; $40 should you need a new mechanism. Allow a half hour for lubrication per window; two hours for replacement.

Broken or paint-encrusted sash latches should be replaced.

Cost: From about $10 for a standard brass latch to $40 for an antique reproduction. Latches come in a range of finishes, from brushed metal to colored enamel. Allow about 15 minutes for the switch out.

Dave Toht has written or edited more than 60 books on home repair and remodeling, including titles for The Home Depot, Lowe's, Better Homes & Gardens, and Reader's Digest. A former contractor, Dave was editor of Remodeling Ideas magazine and continues to contribute to numerous how-to publications. He has glazed more windows than he cares to remember.

Just a quick note to remind all of us that many of our Michigan Resident home Sellers would qualify for an exemption to the property transfer tax, even if they already paid it, you can request a refund.

Meeting Criteria

• 1. The property must have been occupied as a principle residence, classified as a homestead property.
• 2. The property's State Equalized Value for the calendar year in which the transfer is made must be less than or equal to the property's SEV for the calendar year in which the transferor acquired the property (bought it), and
• 3. The property cannot be sold for more than the true cash value (established by municipality) in the year it is sold

Example.  If the SEV of the principle residence when acquired in 2006 is $74,000 and the SEV when transferred in 2008 is $72,000. Then criteria one and two above are satisfied.  You can establish the true cash value by doubling the SEV at the time of transfer.  In this case the true cash value is $144,000.  If the sale price in 2008 is $140,000 then the sale does not exceed its true cash value.  All three criteria are satisfied and the exemption would apply.

 Your client can contact the Michigan Dept. of Treasury for up to 4 years after the closing to request a refund if TT was paid. 

Thank you to Brian Westrin J.D. from Michigan Association of Realtors for this explaination.

Ok, so my 8 year old son Sammy had to write a quick essay on "Something Beautiful" for 2nd grade, and here it is...

Something Beautiful

My something beautiful is my family.  I love to spend time with my family and go out and have fun with my family.  I like when our family gets along with each other and we all get together and play a board game.  I like when we sit down at the dinner table and have a great dinner.  I like when we go up north and try to estimate what time it will be when we pull into the driveway.  I like when we go on the boat together.  But the most thing I love about my family is spending time with each other.  - the end

Wow, can I learn a lot from this short paragraph from my young 8 year old son.  It's time! Love is time!  My young son doesn't love his toys, or his favorite hockey team, he doesn't mention his Nintendo Wii, his dirt bike, wow, not even his friends (yet).  He could have written about anything.  What my child thinks is beautiful is... TIME with those he loves!  I have to believe most children feel this way, I am just fortunate to be given a reminder in black and white.  Hope you enjoyed reading this half as much as I did.  Time is beautiful!

We watch the news and hear about all the homes for sale, just like our clients do.  We go to work as Realtors, we prospect and perform at top level, we attract qualified buyers, counsel them to look at the homes we are sending them, pick out their favorites and then go show the properties to them.  But wait, where are the new listings, where is the "glut" of quality homes for sale?  In Metro-Detroit and Ann Arbor area, with prices still compressed, Realtors are finding it hard to find homes suitable for their clients.  Since the beginning of 2010, a well appointed home hits the market, and if priced to "today's market" you will find yourself in multiple offer situations, with sale prices often times exceeding the asking price.  It is occurring in all price ranges, (although 600k and up is experiencing this less) and all forms of sales; short sales, bank owned and human owned (with equity).  Despite the lack of quality inventory, which is down over 45% from beginning of 2008, and the multiple offers on homes, the appraisal still comes in below sale price. 

In terms of market frustration, it creates a perfect storm.  Lower than expected inventory, appraisal guidelines from the lenders that discourages value growth, and a buyer market that has a new found appetite for purchasing homes.  In a normal situation this would create healthy, moderate, incremental price increases.  In this market, because Sellers are unable to put their homes into the mix due to high loan balances, the renewed buyer interest is not met with Seller interest in selling.  Sellers are not even teased by slightly increasing values, because appraisers (through lender guidelines) are squashing that natural occurrence.  I can only speak to my experiences in Southeastern Michigan, but I bet it is not that unique.

The National media has often reported that there is a glut of bank owned properties being held off the market.  Well, in Metro-Detroit and Ann Arbor, we have been through at least 3 waves of bank foreclosures since the beginning of 2005.  I have talked with many in banking and the waves of foreclosures seem to be worse in other states.  Michigan has already been raked over the recession coals for longer than any other state, so it makes perfect sense that we are ahead of the curve in getting rid of our foreclosure inventory.  That said, if the banks have property in the hopper, now is the time to release it.  Why wait until interest rates go up, put it out there now.  We have buyers who need a home now, or are you afraid your appraisers won't give you the value?  Ah, just kidding, kind of.   

John McArdle

John is the Broker of Remerica Hometown One in Plymouth and Canton Michigan.  John is active at the local, State and National level of real estate issues and is a member of the National Association of Realtors.

Give a boost to your checkbook with Facebook! 

I have been doing training sessions on farming and building relationships for many years.  Over this time there have been consistent traits of successful Realtors who were excellent at creating deeper bonds with their sphere of influence as well as strangers.  These traits made the Realtors a significant amount of money.   Here it is:  All successful newsletter campaigns, postcard campaigns and social media involvement follow a simple formula that I have condensed into 4 rules.  These rules have stood the test of time and continue to make it fun and profitable to reach out, including jumping into the social media world.  Let's Boost your checkbook putting these rules to work in Facebook...

Profit boosting tips for how you interact on Facebook

Rule #1.  Be Human. (Multi dimensioned, humble and healthy)  No one wants to just see the "business side" of you.  They will find you boring and one-dimensional.  Don't be afraid to post your favorite quote, talk about your family, friends, loved ones.  Talk about your vacations, your dreams.  This is easier for Generation Xers and Yers.  Boomers still like to hold things close to the vest.  Ok Boomers, let go a little, brag about your kids, grand kids.  Talk about your pets, your neighborhood, and your experiences.  People love to do business with people they relate to.  If you only show your real estate side, only other Realtors will find you interesting, and they won't buy from you!

                Warning for Rule #1.  Don't be too human.  Don't post anything today you will regret tomorrow.  Drunken Super Bowl Party Pictures with painted chests, (and is that a live chicken in your house?) photos will not boost your profit with most, unless you are after a niche' market.

Rule #2.  Be Good.  (Competent, caring and current in your profession)  It has never been more critical to be totally "tuned in" to your profession.  Consumer's expectations of their Realtor are at an all-time high.  With that said, empowering your sphere of influence with timely useful information on a regular basis shows you are on top of your game and care about them before and after the transaction.  Nothing shows competency better than publishing or sharing useful tips, trends and public policy updates.

                Warning for Rule #2.  Do not barrage your Facebook friends with useless tired information as they will find you boring and tedious.  Keep it fresh and timely.  Make them feel that they were the "first to know", because of you.

Rule #3.  Be Successful.  (Show you get RESULTS)  Proof of success, even minor points mean the world to your sphere of influence.  If you have a wonderful buyer appointment, sale, hot listing, hosted a busy open house, or won an award, talk about it.  Post your new listing; congratulate your buyer client on their new home.  If you haven't sold a home, use your office inventory as a lead in.  Make sure you ask permission from your manager and agent who did the transaction.  Remember, results drive the market.  There is nothing more powerful than a "just sold" announcement and it has the same effect on Facebook.  

                Warning for Rule #3.    No one likes a braggart.  Too much is TOO MUCH in this Rule.  Make sure you are humble and grateful when posting successes.  Thank your team, your clients, and your spouse.  Spread the gratitude!  People will appreciate your success but judge you based on how you handle it. 

Rule #4.  Be Able to Laugh. (With the ability to put things into perspective, humor brings us together)  When writing for a newsletter, blog, or on Facebook, taking yourself too seriously creates the opposite effect on your sphere of influence and your past clients.  Laugh at yourself, laugh with others when appropriate.  See the humor in the human experience.  Humor celebrates life; it puts things in a natural order.  Humor has super powers that can only be topped by love and jealousy.  Make sure you show your vulnerability to the power of humor in a portion of your Facebook posts.

                Warning for Rule #4.   If your humor is deemed inappropriate by your Facebook friends, this powerful tool can back fire on you.  When in doubt, leave it out; but always keep the ability to laugh at yourself.  

My wish for you is to embrace all that Facebook and other social media outlets can do for you as a Realtor and as a person on our planet.  Use these rules to boost your Facebook presence and your profits! 

• - Author: John McArdle CRS, CRB, GRI, ABR

John is a Michigan real estate broker with over 20 years' experience helping Realtors and their clients.  Active in local, Michigan and National real estate issues and organizations, John currently serves as Vice Chair of Communications Committee at the National Association of Realtors