The replacement crew needs access to the inside and outside of the window area. That's just construction - they need to be able to work on the windows without being cramped and restricted. Otherwise, how can they do the job right?

To compare potential windows, look at the vendors 'whole window fenestration data'. That will give you data on how the whole window will perform, not just the center of the glass, but the glass installed in their frame, how the seals hold air leakage back, the whole enchilada. If you are not at a high altitude, you'll want a low-e glazing with argon gas fill (argon gas fill can't be used at high altitudes). Different style windows seal better than others; casement windows typically seal better than double hung, for example. So you have choices to make there. Personally, I would want the whole window replaced, with a new frame and window casing. This will allow them to seal the new windows into the home with low expanding foam for an airtight seal to the wall assembly. Their are many independent contractors, but the name-brand window companies also do installations. I would suggest you talk to lots of vendors and get a variety of quotes before committing.

Absolutely get several bids...our initial bids varied from $10K to $32K for 10 windows and a 12-foot slider. (We ended up paying just over $9K in 2006.) Don't sign any sales pitch that's "good for 4 hours only" on the day of an interview. Most of them make offers like that.

Read all you can about replacement dual-pane, low-E, gas filled windows. Check through the threads on this forum site as there if valuable information here and site references to get more info from. Also check with friends and neighbors who might have new windows already.

My goodness, your situation sounds exactly like ours! We were paying $250 on average in 2002 and decided it was time to take action!

We are in Central CA, just south of SF Bay Area. Same conditions as your place. High enough on a slope that regularly has to 60-MPH gusts in Winter. During the last storm, warning in our area was for 75-MPH wind. In the summer, the exposed slope can heat outside to 115-F easily. Burning heat. Expecting snow the first part of this week.

We are planning our retirement as well and setting up our place to hopefully last 20+ years with no more big improvements.

I strongly suggest using windows with the following qualities:

1. In sun exposed location, consider using fiberglass or aluminum clad. In shaded location or less exposed location, vinyl may be OK.

2. In Wild fire zone, forget vinyl and stick with aluminum clad.

3. Have at least double-pane.

4. Make sure the window has Low-Solar-Heat-Gain Low-E II (or even III) coating.

5. If your elevation allows, consider buying those with argon gas filled in between the glass panes.

6. Sites that help determine best measurements for our locations.
Main link: http://www.efficientwindows.org/

I did a search for windows appropriate for CA - San Diego and this link takes you there: http://www.efficientwindows.org/city_all.cfm?id=6

You can change the search by changing it to "All glass types" instead of "Double Low-Solar....." just to see. You can also look at CA-Daggett if that more closely approximate your location.

7. If you are in Wild Fire zones, be sure to use tempered glass. It will buy an extra safety margin.

Low-E II (or III) is a coat of material applied to the glass so that it reflects solar heat away from the house in the summer and yet able to reflect the interior heat back into the house in the winter. We have them on ours and it is absolutely fantastic. THis is a must.

Some will certainly argue that vinyl windows are cheaper and do as well. We still have two Milgard vinyl windows left in our house. As a home owner who wants to live peacefully through retirement, I will not use vinyl. Vinyl is inherently weak chemically so other chemicals must be added for it to survive heat and cold and so on. Why bother? If you are willing to spend for long term satisfaction, go straight for fiberglass or aluminum-clad wood interior windows. Fiberglass and aluminum are both stronger than vinyl and require no special additive to stiffen them against heat and cold.

As for Argon gas, it can only be used up to a certain elevation. Reputable windows dealers will know this and know whether they can order the gas for you. The gas fills the airspace between the glass panes so that solar heat cannot easily travel by convection from the outer glass to the inner glass. It can cook outside up to 115-F and the inside remains a cool 75. It is wonderful!

As for brands, we used Marvin Windows (bought 4 years ago now). They make a fiberglass version too. Andersen windows is a good brand as long as you buy the higher end versions that meet your requirements. My relatives use Andersen in SF East Bay Hills area, one lives on Santa Cruz mountains facing the sea. We last shop for windows 4+ years ago so I can say nothing about other brands now.

Our experience is that we paid for what we got most of the time. Go cheap, for sure it will have cheaper performance. Do research carefully before signing anything. Be very picky and let the shop know you are "picky". A bit of hard work now up front will save a lot of angst later.

For contractors, make sure they know what they are doing. Some charge extravagant prices if they think they can fool ya. Some charge too low because they cut corners. You will need to get good recommendations and learn a bit about how windows are installed and then quiz the contractors. Then watch them like a hawk.

They will need access inside and outside. For ease of access, we basically cleared everything away from our windows so they could move safely and swiftly without hurting themselves or slowing the job. Better we give them lots of room than hurting them or having them accidentally break something.

Finally, a side note. We installed a 10KW Grid-Tied PV Solar system on our property and have paid nothing to PG&E since. It cost $75K at the time, state paid $25K rebate so we ended up with $50K. At current PG&E rate, we would be paying close to $300 a month even with new windows. We will "recoup" our $50K in 14 years. With PG&E rate about to go up again this year, it has been a blessing.

You do not need a 10KW system to save. Most families use a 5KW to reduce energy cost. It is worth considering for your location.

Good luck and Happy Retirement!!!

formula 1,

It all sounds foreign to me LOL! But I already knew this would happen. I've never seen replacement windows going in anywhere, so that's why I wondered about access. (I thot they maybe just wanted to see how rich or poor we were! haha) The thing you mentioned about: 'whole window fenestration data' - never heard nor read anything about that! Good to know, and altho I DID do some searching around a year or so ago....oh, I just got so dizzy & confused. Because, EVERYONE has the BEST, you know.

Hmmm...not sure of our altitude...somewhere btwn 3000 & 4000 ft. I'm assuming that qualifies as 'high altitude'??? (Since they call it the "High Desert") I've lived most of my life 'down below' - as people refer to it around here. "(argon gas fill can't be used at high altitudes)"...is that ME?

We can't 'afford' to do replacements at this time, but hopefully in future, that's why I'm asking for "Windows 101" NOW! lol - to be prepared.

teedup1,

""good for 4 hours only" on the day of an interview. Most of them make offers like that."

Good info to know! I normally am skeptical of 'now or never' sales type pitches, but I have made a mistake or two since I've been here when rushed or caught off-guard. (Not for really BIG purchases tho, but it still hurts)

I have read (& will continue) posts here and other places. It's all confusing to me - haha! - that's why I needed to go to step one - 'What as far as access?' (OK, How much inside?!! - lol)...I'm SO clueless, so naturally am not going to jump into this blindly - EVEN if they say they will move furniture for FREE - yeah, right.

WOW, You did good, with quotes fm $10-$32k, only paying $9k!!!
As far as friends/neighbors...well, no friends I know ever had replacement windows. Neighbors...have either lived here FOREVER!, or in a brand new house built in last couple years, (which are now empty and on the market for sale for dirt cheap!) I know what you're saying tho.

calbay03,

Hi neighbor! I was visiting relative in Santa Cruz, CA in Mar/Apr late 90's, & I was FREEZING the whole time...you mean nothing's changed? HAHA!

Ouch! $250 avg in 2002-that was a LOT then. I was not aware that 'argon gas fill' windows may NOT be suitible for our area (altitude)...(2 out of 3 responses!)-hmmm.

Don't know what to think about the "Wild Fire Zones" either. Remember Oct 2003 when 'all' CA on fire? That's when were were trying to move...couldn't go anywhere, as fires surrounded us 'down the hill', and fires 'up the hill' - cutting off the only freeway (Cajon Pass) access. Couldn't get a moving truck of any size, & had to go miles out of way to move small loads. (the back way to here)

THEN...within the first year, a fire just up the street from us in empty lot full of desert brush, & firemen pumping water fm the hydrant in our front yard! LOL!

OK, no vinyl! "Vinyl is inherently weak chemically so other chemicals must be added for it to survive heat and cold and so on." Heat and cold fluxuations here vary widely - SO HOT in summer, and SO COLD right now! LOL! Good to know (I didn't think I wanted that anyway - fm whatever I've seen/read in past)

and 'maybe' no argon filled (due to elevation)...

You planning move to San Diego? I'd love to be in that area.

You have been wonderful with providing so much info! I need to 'study' it longer. (I'm slow at first, but once I catch on...LOL!) Wanna come do my windows?!

I'll have to (of course) take more time to explore the links / companies you have provided.

Clearing the areas is a must-do, now that I know they really DO need to come inside! HA!

And as far a 'quizzing the contractors'...well, that's why I posted...to find out 'stuff'. And I've already rec'd some great tips!

As far as installing any solar system...would LOVE to, but just out of the question at this time for us. I think it's great that you don't have to pay PG&E tho. I would love to see ALL our meters going backwards or stuck on "No Amt Due Again this month" LOLOL!

Really?!! $300.00 AFTER new windows today?! Kinda just wants me to put layers of plastic over my windows! (Which I should have been doing anyway)

We have really heavy, long drapes over windows and sliding doors, but it's still COLD and it won't stop till it's HOT! I don't like having to keep house closed up all the time...maybe cheaper to move!!! (Oh dread)

Thx for all the tips (homework)! Loving it.

As far as access needed to replace windows...they don't need much room...give 'em about 2-3 feet of unobstructed room around the windows. They do most of the work from the outside of the house as far as taking old windows out and putting new ones in but there are finishing things that need to be done on both sides (caulking, etc.).

It's not a big deal at all and on ours there was NO damage to any walls, either inside or to the stucco on the outside (not even any touch-up painting was required anywhere). They rehung/reinstalled all the window treatments like the wooden and mini blinds (we just pulled draperies out of their way but did not need to take those down).

There's no mess to clean up afterwards and they take all the old windows and old aluminum framing with them. The whole thing was painless, except to the checkbook, and they were completely finished in two days.

Do check to see whether a building permit is required...it was in our case even though there were no structural changes at all. Building Permit cost was another $400 in Agoura Hills (LA County) area for our job. Our ?friendly? building inspector happended to drive by when the truck with the new windows was sitting on our driveway and the fellows had already begun to remove windows from the front of our house. "Barney Fife" stopped and issued a "Stop Work Order" on the job until the installing company got a proper Building Permit which took them a couple of hours to apply for and get. I might say that we are probably the only people in our housing tract that have properly "permitted" windows. If your installers work in your area, they definitely know whether your area requires a building permit for this type of work even though they've probably installed plenty in the area without "getting caught". (The building permit fee was added to the cost of the job and paid by us.)

Hi Cathie54,

Good to read an upbeat post! Yes, Santa Cruz Mtn weather is still crazy as ever! Torrential downpour, snow, wind, landslide, as usual :).

I must clarify my comment on the "$300" a month. Since we changed our windows, we have had to fix our pool and added a motor, added an in-law qtr bldg, added a workshop and everything runs on electric, OUCH! All that just erased whatever savings we had achieved by installing the newer windows.

The windows did save us some money but we were never sure how much because our PV system went in at about the same time. The real difference was in comfort level. Our old aluminum cheapo windows were horrible. When the gusts picked up and sent rain water right at them, bubbles came through the bottom. They also had nasty condensation and produced cold convective draft in the winter. In the summer, the house got as hot as the outside, even with the A/C. Imagine a house that was closed up darkened with heavy 3-cell blinds on the inside, solar shade on the outside, A/C blasting, and still was 90-F inside when the outside was 100+. Once, in a heat wave, we were baking at 95-F inside with the A/C running.

With the new windows, everything changed. No more heavy drapes because low-E is just "magical". Sun streams in and the views into the valley below unobstructed. We drop the exterior shade once in a while. The A/C runs much less often now and when it does, it can easily maintain 70-75 inside.

In the winter, no draft, no rain seepage, no condensation. We have had a cold spell lately and just got close to 4 inches of dry powder snow yesterday and the heater easily maintains a comfy 65-68 inside.

Even if the savings were low in terms of dollars, the gain in comfort is simply astronomic.
Well, glad to know these tidbits are helpful, have fun with all the research and learning!

There are a couple of issues to be aware of with replacement windows. Most are a new window that fits inside the jamb of an existing window. The benefits are that you do not disturb any interior or exterior trim, and because less work is required, they are less expensive. The main issue is that you are putting an new window in an old frame. The frame needs to be in good shape, and plumb/square. Be aware that your new replacement windows may have a life expectancy of 20-30 years, but the existing frames may only last 5-10 years.

Vinyl is not the most stable material, and it will move with the temperature swings. Be sure to buy from a reputable company that backs up their warranty, pick a unit that has welded sash and frame, not screwed together. If your openings are close to standard, I would recommend either the Marvin Integrity or a good aluminum clad wood window. The Integrity is less money than an Andersen 400 Series Tiltwash, looks and performs better. Stay away from the 400 Series Woodwright as it is expensive and very cheaply made. Pella is a franchise dealer, you will get zero support direct from Pella, and service depends on the quality of the local franchise.

Good luck and hope this helps.