Not every bad window needs to come out. A lot of what we're called about is one failed part in an otherwise good frame: a double pane that's fogged between the glass, a crack from a branch or a stray ball, a sash that crashes down because the balance spring broke, or a casement crank that just spins. In Mill Valley's canyon homes, the damp keeps old wood sashes swelling and sticking every winter. In San Rafael's older neighborhoods, we often find decent windows held back by worn hardware that's no longer made. Fixing the part, or swapping just the glass, can bring a window back for a fraction of the cost of a new one.
Below we cover the common window problems we repair, how a glass-only replacement works, our repair process, and how to tell when a repair stops making sense. If your windows are wood and showing rot, read our wood and wood-clad windows page as well, since rot changes the math.
Common Window Problems We Fix
The most common call is fogged glass. When the seal around a double-pane unit fails, moist air gets in and leaves a haze between the panes that can't be cleaned. Next are broken or cracked panes, from storms, a ball or a slammed sash. Hung windows that won't stay open usually have a worn or snapped balance, the spring or cord system hidden in the side of the frame. Casements and awnings that won't open or close tight often need a new operator, which is the crank mechanism, or new hinges. Sliding windows that grind along have worn rollers. And on any window, dried-out weatherstripping and failing locks let in drafts and noise. Each of these is a parts problem, and most are fixed in one or two visits.
Replacing Just the Glass, Explained
When only the glass has failed, we can usually replace the sealed glass unit and keep the frame. We measure the existing unit, order a new one built to the same size and thickness, and swap it in on a second visit. The new unit can be an upgrade, too: low-E coated glass, argon gas fill, or tempered or laminated glass where safety or noise matters. Building code requires tempered glass in certain spots, such as near doors, in bathrooms and in large panes close to the floor, so we check where each window sits before ordering. A glass swap usually takes well under an hour per window and leaves your trim, paint and siding untouched.
How a Repair Visit Works
You call or send the form with a short description, and a photo helps if you have one. We come out, look at the window and pin down which part has failed. Common hardware like balances, rollers and weatherstripping can often be fixed on the spot. Glass units and less common parts get measured and ordered, then we come back to install them. Before any work, you get a written price for the repair, and if we think replacement would serve you better, we'll show you both numbers. When we're done, we test the window, clean up and haul away the old glass or parts.
When Repair Stops Making Sense
Repair is the right move for one or two problems in a sound frame. It stops making sense when the frame itself is failing: rot that runs into the sill or the sides of the frame, aluminum frames bent or corroded by salt air near the bay, or vinyl that has cracked at the corners. It also gets harder to justify when several windows in the house are failing at once, or when the glass is single-pane and you'd be paying to fix a window that will never hold heat well. At that point, the money is better spent on new windows, and we'll lay out the comparison so you can decide.
When it's time for something new, replacing with vinyl is usually the most affordable way to do several windows at once.
Common Questions
Yes, in most cases. The fog is inside the sealed glass unit, so we replace that unit and keep the frame and sash. Some services drill and vent the glass to clear it, but that doesn't restore the insulating gas or reseal the unit, so the fog tends to come back. A new glass unit fixes it for good.
A repair usually costs a small fraction of a new window, especially for hardware like balances, rollers or locks. A replacement glass unit costs more than a part but still well below a full window with installation. We give you a written price for the repair and, when the two are close, the price of replacing too, so you can compare.
Yes. Sash cords and weights on old double-hung windows, loose glazing putty, stuck sashes and small rot spots can all be repaired. When the damage goes beyond that, we'll look at whether the window is worth saving and give you a clear answer before any work starts.