Our late 1990s tract house windows: how to navigate renovation?

4 years ago

New poster here in this section of the forums. Long post too. I have enjoyed reading the forums and the advice given to other people on their windows. Thanks in advance for your opinions on our “window improvement” project.

My questions

What can be done to improve sealing when re-wrapping metal on a frame?
Same question on installing the pocket replacement window (seems limited).
Any recommendations on window installation services companies in the Northern Virginia area? I'd love to get 5 install quotes.
Any decent mid-range window hardware companies you like? I have a low-end quote, and I have a Kolbe quote. I really liked the quality of the Kolbe operation. I'd like to get at least 2-3 more midrange quotes.
What do you think of the DC area renovation average figures for 10 3x5 vinyl replacement windows installed of $17,462? Here’s the link to the general web site: https://www.remodeling.hw.net/cost-vs-value/2020/south-atlantic/washington-dc/
What amount or range might I budget for the services in the DC area generally? (I looked at the 2020 cost vs. value report for their “10 window” project - but I’d like your opinion too.) Is $200-400 reasonable, depending on the wrapping needed?
Anything else I’m missing? Maybe quite a lot :)

General Background.

We live in Fairfax Virginia. Our neighborhood is nice, but not “historic”; a “tract home”. Background details are here (http://levittownbeyond.com/Greenbriar.html ) We have the “Essex” model.

Our siding is white vinyl, and is in decent shape. We carefully clean it every fall. Hopefully it will last our time in this house.

Our attic is well and fully insulated.

Our time horizon in this house is 10-15 years. The front of the house faces due south. There will be a lot of sun exposure in 1-2 years time when the two old Norway Maples (invasive, non-native) die back completely and turn into log compost. Maybe a solar project is in the future, but not now.

There are a lot of windows. There are some fairly nice Andersen windows, and they will be part of a future phase to clean, restore, or renovate their hardware operation. Glass seems fine there.

Project

The focus now is on 16 windows on the house.

Almost the entire neighborhood has double-hung pocket white vinyl inserts on what appear to be OK white frames. We have the same.

The size of the windows is W 35.75” and H 49.75” . There are a couple smaller, and a couple need tempered glass for bathrooms.

Current Frames: seem OK, possibly some extra sealing would be in order to improve air-tightness. The same window veteran recommended a refresh of the exterior metal wrapping “as needed” because our current wrapping is pock-marked with a few small holes.

Current Windows: these current windows now seem somewhat compromised through old age and use. Our current windows are vinyl. The labels are very faded, and almost illegible. A few numbers are visible. They appear to have “HECH” as a recurring word. One windows veteran suggested this might mean the former hardware company Hechinger (https://en.wikipedia.org/wiki/Hechinger ) might have been the local distributor of these windows. That means the latest date of installation would be the late 1990’s; 20+ years of service from a vinyl window does not seem so bad.

The weatherstripping is of the “fur pile” kind, as is fairly degraded or flattened. There is some warping of sashes. Some glass is degraded.

Some example photos

1. Some degraded glass

Windows · More Info

2. A warp on a frame

Windows · More Info

Assumptions

Given our time horizon, the good condition of our siding, and the context of the wider neighborhood we are considering a pocket white insert window as the replacement.

We don’t need to have the “fanciest windows in the neighborhood”, but we would like them to be good quality from a decent company, very well-installed by professionals who can help us with other projects in the future (doors, other windows, etc).

I do like the idea of the windows being “nice” to operate for their lifespan, and with a good, simple, and efficient warranty. I liked the Kolbe windows for that.

I do like the concepts of the “passive house” movement on sustainability end energy efficiency.

What I have had quoted so far.

Local contractor recommendation: Interstate windows combined with installation. This was very cost-efficient, but the services were rated extremely poorly on review sites. $11K.
Kolbe ultra pocket. $15K before services.
Weather Shield pocket replacement $12K before services

Comment

Related Discussions
Our trip across the pond
Q
Comments (23)
Rosewitch, England was definitely one of my favorite places I have ever visited. My folks took me there when I was 14, and I remember bits and pieces the Crown jewels, walking amongst the Stonehenge stones (roped off now, vandalism), Stratford upon Avon. Time for me to take my own 14YO. Im trying to think how I can get over there for a whole summer, LOL. Dlynn, I could have worked so much more. I didnt really look at night time stuff and there was loads to do. Greece: cant help you, but shoot Yasou a line, she went a few years ago. LOL Annie! Teresa, well go together. I wanted to explore more cooking and food shops/stores but didnt get to. Terri, here is more a link to Pictures of England, a website pointed out to me by Denise. I started it on Bourton on the Water, where we stayed for a few days. Thanks Sharon, I was actually thinking how can I even come close to posting her quality of travel guides, I dont do the pictures she does LOL. We might have sat at the same table in the Cheshire Cheeses dining room! Sawdust still there, but we didnt make it to the cellar. I missed a lot of the British Museum. It has changed.check out the new atrium. I couldnt keep up with DH and DS16. Afternoons, when I planned museums, I crashed. Next time! Pam, lots of people did more than we did per day! Theater every night, more attractions, I cant imagine. Gina heh heh yeah I need another vacation like a hole in my head. Speaking of whichDH has another week off in August. Nooooooooo! Kathleen, DH says he took an average of 200 pictures a day. Yup. Me, I just buy the post cards or Google the images, same thing (DARFC from the photo bugs here) Cathy, thanks for giving me the War and Peace moniker heh heh. Next time I go with CF friends! LindaC, I know. Im still exhausted. Speaking of the V&A, did you know there was a Dale Chihuly chandelier in the entrance room?
...See More
Design Around #12--1960s tract house.
Q
Comments (92)
Thanks, Sochi...but I haven't even figured out the mood board, yet. I have contractors out every day, working on my house. I've had time for a quick comment, here and there, but no time to concentrate on anything for more than a few minutes. Marcolo- Would you want to do it? That way you can clarify what the thread should be or not be. You did an excellent job, with the 1920s DAT :)
...See More
Tract House examples for upcoming Design Around
Q
Comments (28)
In California in the 1960s, some tracts were similar to those already posted on this thread, but there were also tracts of very MCM modern houses - Eichler in the San Francisco Bay area and other parts of California and very similar Streng house is Sacramento. On objective of the developers was to produce larger houses for the money by saving costs in areas that they felt were less important. Therefore, many of these are on slab foundations with low slope or flat roofs - the ceiling is the underside of the roof. No attic or crawl space which makes remodeling more challenging. In their original state, they brought the outside in with large windows facing back and sometimes side yards. Some also had atrium spaces. For privacy, they had no windows or only high windows for ventilation on the front. They often have pretty nice sized kitchens. They often used brick, stone and wood for an organic modern rather than a shiny lacquered or metal version of modern. Here is a link that might be useful: Examples of some Eichler houses.
...See More
Gearing Up for New Kitchen Renovation
Q
Comments (4)
Well, our first order of business is removing all the 3" baseboard (!!) that isn't even clear trim quality wood and restoring some "natural order" with a smaller opening to the dining room from the living room and creating an arched opening. That little "dinky wall"? I'm thinking of creating a Craftsman like "cabinet/column half wall" type of thing. Just to give the foyer (I'm from the South ;-) ) some space of its own. Also, every single interior door (3 - we're not talking big money here) is hollow core - and beyond that, they don't even match!! WTH??!!! The only interior door on the main floor is the powder room door - we already have a traditional five panel coming. And proper hardware. Yikes. When you start to think of it, it all really adds up! Marcolo, if the first floor offends your sensibilities, I'm afraid the second floor would make your head explode. It surely does mine! In the 90's reno, they removed all the Craftsman era details that were in the house and while not a true Craftsman, I think that restoring some of that feel to the house will be a better fit than Miami Vice. I'm just ignoring the vinyl windows for now ::faints:: We felt the house has good bones, is in a great neighborhood, and can clearly be nudged toward a modern lifestyle just not quite that modern. :-) The 90's reno made it so not a family home but we intend to change that with a plan that gives us 3 independent bedrooms and 2.5 functional bathrooms. That's to explain the choices in the kitchen that are more forward thinking/traditional rather than what would suit only my family (we could, for instance, have a 10 cu ft. fridge and an 18" dishwasher but I know those aren't good future choices for a hardworking family house). I'm getting my plans from the KD today. He really just drew up my initial impressions, so let the games begin!!
...See More

Our late 1990s tract house windows: how to navigate renovation?

Comment

Related Discussions

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US