Replacing fogged double pane glass

[Paddy]

The fun continues as I prep my home for sale. My 1985 Kobe & Kolbe windows have leaked to a point where 90% of them look bad on cold days. I need to something about this. There are 10 double hung windows, (20 sashes)
Options:

1 Replace complete sash set(2), frame stays but buy K&K replacement wood framed section with glass. $250 a pair. The wood frames need to be painted and varnished. 10 year warentee ($2500)

2 I Replace the glass. glass will be $80 per pair. The panes are beded in silicon and trimed with a plastic molding. I will likely have to replace plastic trim as well, so might figure $100 per pair ($1000)

3 Same as above, but have the glass shop do the install labor. ($1000 + labor??)
5 year warentee

Has anyone done this?? Not sure how bad cutting the window out of the silicon bed will be

 

[shvl73]

I would try glass only and order new glazing bead from K&K for one only and see how bad it is.

 

[Paddy]

Shvl73,

OK, I gave one a try. Well I removed the plastic trim, 2 of 4 pc. I cracked both at the ends getting it started. Then a took a new razor and from the inside, slid down the wood/glass contact area breaking the bond. Looks like it won't be to bad getting the glass seperated from the wood.

If I can get the plastic trim, I think I can replace the glass pretty easy.

 

[gsganzer]

OK, I must be missing something here. Isn't there a vacuum pulled between the panes? Or a nitrogen purge? What prevents them from fogging between the panes?

 

[Paddy]

Gsganzer,

They loose their seal between the two "pains". Mine had a 10 year warrentee and started to fail at....10.5 years!!

Moisture gets in and condences creating the nice fog look

 

[hwp]

I've read about a process to reseal the windows without taking them out. I've also see signs advertising businesses that do it. I haven't tried it yet but intend to investigate them in the near future. I have close to 50 4'x6' panels and it costs about $700 per panel to have them replaced with new sealed units. I usually have to replace at least 2-3 a year. If they can be resealed for $200-300 per panel, its a good deal, even if the resealing on lasts 5 years.

 

[Paddy]

Howard,

I would have a couple concerns with resealing. One, the water etches the glass in a short time. So I'm not sure how they could clean/re-seal them in place. I would guess they could be dissasembled on site, cleaned, evacuated/gassed and then sealed. I have a freind who tried making a double pain. He clains it's still holding a seal via, it's not foged up.

If I were you I would re-evaluate the savings of using double pain. At $2100 per year in replacements, it can't be cost efective. Or You might consider finding a "life time warrentee"

I thought my issue was big, geez!

 

[shvl73]

My father in-law just reglazed their kitchen casement. His wasn't clad however, so he just made new wood glazing bead.

 

[jwnge]

Wow! very pricey, I hit a 4' wide patio door with a rock thrown from a weedeater and put a hole in it. It has a 1" space between glass and it was only a little over $300 for them to come replace it. John J

 

[RFB]

I just replaced 4 existing windows with Certainteed New Castle XT vinyl, 3 double sliders and a double hung. The windows are double paned, insulated, argon gas filled and "Thermalflect" (Low-E)

Certainteed has a lifetime, warranty that protects frames, sashes, panels, hardware and glass for as long as you own your home. (The warranty can be transferred to a subsequent owner and will be 20 years for material and 5 years for labor from the original date of installation.)

 

[MarkV]

Paddy, the glass is normally set in a chalk or glue to seal it in the sash. If you try some heat from a heat gun it will make it much easier to remove the glass. Might work with the plastic trim also depending on how it is applied.

MarkV

 

[heehaw]

i've got the same thing with General Windows: they started failing just after the warranty was out..i plan on looking into the life time guaranteed windows from home depot. years ago, the first window i had this problem with, i took it apart, separated the glass, cleaned and resealed it, plus put a penny between the glass: well, it fogged up within a couple weeks: back then i didn't know they had argon inside..if you do a little reading about how much you save in energy with double glass windows: it ain't that much..especially if you have to change one or two every year.
heehaw

 

[Paddy]

Heehaw,

Windows account for about 28% of your heat loss. If folks wanted to realy save energy, they could use some sort of insulated shutter closed at night. You are corect, the R-value for double pane is still very low conpared to any other area of the home.

 

[heehaw]

a single pane window with a good storm attached is by far the best route to go, unless you get windows that have a life time guarantee. the main thing is air leakage: if its a quality window frame and storm window so they don't leak air, they will work great and cost you much less to maintain. i would never buy windows from General Window again: i have triple track windows, i didn't know when i got-em, they can't be disassembled, and they leak really bad.
heehaw

 

[escavader]

HI,
My uncle IS a building contractor in NEWHAMPSHIRE,and in the early 90s he took out 6- 1 year old sliding 4by 4 windows out of a house.The owner was afraid his children could open them and they would fall from the second floor so he replaced them.They were like brand new and he gave them to me for this house.2years went by and every one of them failed.I hired a local glass company to change them,[of course a slider comes right out,so i took them to their shop one by one.]Its been over 15 years now and they are still great.The only thing i dont like is that the frames are aluminuim and they frost up in severe cold.So my answer to fix them or not,is Will your frames hold up for say 20 more years?
ALAN

 

[guyrj33]

Several years ago we purchased a house with a clause in the contract that specified the owner would replace the roof and if the roof was not replaced by closing the owner would rebate the cost of the roofing job to us.
Consider a similar contract with a buyer and then let the buyer choose their favorite window.

 

[heehaw]

look at having a piece of glass, slightly larger than the window, put in a frame and mount it inside, over the window: that will stop the frost and stop any air leakage that might be there: then remove the glass in the spring.
heehaw

 

[Paddy]

I would consider that except they look so bad it might give a overall bad impression. Some people the thought of having to do remodling after buying is a deal breaker. My roof is 22 years old. It looks fine and will likely have another 10 years with out issues. But, any potential buyer will say, "22 years...It needs a new roof!". Carpet and paint are good items to let the new owner pick out.