4 FM quick reads on Windows
1. Regular inspection lengthens windows' lifespan
Today's tip is to inspect windows regularly. Environmental conditions take their toll on windows: finishes fail, sealants lose flexibility, components rot or corrode, insects bore into wood and movable parts deflect or corrode. Unfortunately, without regular window maintenance the damage becomes cumulative and eventually replacement becomes the only economical option.
Ideally, every window should be inspected annually. However, this may be impractical in facilities with large areas of glass. If that's the case, inspect a representative sample, usually between 15 and 20 percent of the total. Make certain the sample includes all types of windows installed and all exposures.
Different kinds of windows have different symptoms, but there are some common problems to look for. Start by examining the condition of the interior surfaces around the window. Look for water stains, rot and other indications that moisture has been reaching the interior. Photographs will help document the findings.
Frames and sashes may change size with use and exposure to temperature cycles. As a result, a gap can form between window components, increasing both air and water infiltration. Check the fit of all window components.
Operable windows should be opened all the way then closed. For wood windows, any binding in operation could signify swelling or warping— both indications that moisture is penetrating some components.
Examine the caulking between the frame and the building wall. Many window designs use a flexible seal between components. With time and wear, the seals can lose flexibility and fail.
Inspect the finish on the exterior of the window for defects. In most cases, paint failures on wood windows can be traced back to moisture. Paint failure on metal windows can accelerate the deterioration of the window's metal parts. Identify not only where the paint has failed, but also the cause, if possible.
For wood windows, check all surfaces for rot and decay using a metal probe. Identify all areas where rot is detected. Note the most likely areas where moisture is gaining access to wood that shows signs of rot and decay.
4. How To Decide Whether To Replace Windows
Today's tip is considerations to keep in mind when you're trying to decide if it might be time to replace your facilities' windows. Window replacement projects can be expensive and time-consuming, so facility managers will want to consider these five questions to help guide their decision:
1. Is the existing window system structurally adequate and does it accommodate building movements and structural loadings? If not, it's probably time for a replacement. This is critical from a safety as well as a performance standpoint.
2. Is the system effective at controlling water leakage, moisture migration, or unwanted air infiltration?
3. What is the condition of the system components? Check the frame, sash, glazing, hardware, weather stripping, sealants, and exterior paint or other surface coatings.
4. Is it possible that the adjacent wall system is contributing to the problems experienced? If that's the case, it may be time to do some wall renovation instead of replacing the windows.
5. Is the building historically significant? If so, there may be a few more hoops to jump through in selecting particular window products.
In general, if the following conditions exist, replacement is probably preferable to repair. One: Is there excessive deterioration of the window system? Two: Is the effectiveness of the repairs questionable? Three: Would the cost of repairs approach the cost of replacement, or does the life-cycle cost of replacement prove cost-effective based on lower energy and maintenance costs. Four: Is it impossible to do ongoing maintenance practically after repairs are made?
Deciding to replace windows isn't any easy decision, but making the right decision based on careful assessment of existing conditions can help save money in the long run.
QUICK Sign-up - Membership Includes:New Content and Magazine Article Updates
Educational Webcast Alerts
Building Products/Technology Notices
Complete Library of Reports, Webcasts, Salary and Exclusive Member Content
click here for more member info.
Press Release Archives
Our Content On Your Site
FM Online Tools
- Content Directory
- Site Map
Other Online Resources