Sash windows

LouLouHelen

Weare looking to buy a 1910 terraced house but is in need of some work doing to it. The previous owner had let it out to an elderly gent and they had not done any work for some time. I notice that there are 2/3 windows that look like that are rotten. Question is - does anyone have any idea how much it would cost to replace these types of windows please?

Thanks

cattie

You don't give any indication of the size of the windows, but they are quite pricey to be replaced by something close to the original.

In a Victorian property I owned I was given a quote of around £750 for a huge bay fronted window by a company specialising in box sash window replacements. This was in central London, so prices veered towards the high end of the scale.

I believe with some windows it's possible to replace parts of the rotten frame with new wood if the frame isn't completely rotten & obviously this would be a cheaper option.

LouLouHelen

Hi

Yes I thought that after I had posted. I am not 100% sure if truth be known. Who would you go to for a quote - a builder, a carpenter?

In your opinion would it be a better investment to replace them with UPVC instead or do people tend to prefer sash windows in keeping with the age of the property? There is a right mixture along the road where the house is and I am not sure what's a better use of our funds.

Thanx

Norma_Desmond

My house is Georgian and has its original wooden sash windows, which, apart from rattling a bit are (thankfully!) in good condition; but if I were ever to replace/repair them I'd get our local carpenter to do it rather than a specialst firm. The local chap comes recommended as he's repaired several windows nearby and knows all about them. I'd be looking at over £1,000 per window otherwise and I've got ELEVEN of them :eek:
Can I implore you not to get UPVC tho'? Apart from looking awful on an old property, UPVC is environmentally dodgy and you might find that your planning dept. might not be keen on letting you have them.

LouLouHelen

I too am not a fan of UPVC and would like to keep the property as near to original as possif we bought it. I just wanted to make sure I wasn't making a window decision with my heart rather than my head!:D

Debt_Free_Chick

LouLouHelen wrote:

In your opinion would it be a better investment to replace them with UPVC instead or do people tend to prefer sash windows in keeping with the age of the property?

I think you've said it all, really - sash windows are "in keeping with the age of the property". It sounds as though this is probably a "period property, with many original features" and I would imagine any future price to reflect this.

handyman.

how rotten are they? It got to be bad to rip them out, as they will cost over £1000 per window to replace.

I have always managed to fix rotten sash windows, as they have never been beyond repair

chris.west

Hi, I work for a company which makes timber sash windows. I will not give the name out so that you can have a little trust in my being impartial.

A new sash window will cost between £1000 - £1500 installed depending on spec (safety glass, number of panes, factory finish, fully installed etc.), and who you go with. If you do choose to have new windows do make sure you see examples of work as standards vary massively. Also ensure that the windows comply to document L of the building regs.

There are a couple of companies which offer double-glazing-salesman style selling tactics such as discounts for timing your work with others in your area etc. These companies tend to be extremely expensive in the first instance and whilst their quality is not bad, it is no different to other manufacturers.

You can repair most parts of a sash window. I would only recommend that replacement is absolutely necessary if the cill is rotting. Take a car key and push it into the cill, if it goes in it is rotten. Check the cills carefully as the vendors will often fill and paint rotten cills to make them look ok before selling.

We would never recommend repairing a cill if you want it to last. You are leaving rotten timber where you cannot get to it (behind the box for example) and you can still potentially leave a course for moisture to ingress. A telltale sign of this is blown plaster internally below the window. If left unchecked this can be more of a serious problem.

If the cills are ok you can get a carpenter to repair most parts of a window and a specialist company will install new sashes (about £400 - £700 again depending on spec and company).

If they are just draughty you can have them overhauled (£140 - £350).

I hope this helps and if you want any more specific info I'll gladly do what I can.

handyman.

i disagree with the sill rot. The sill can be replaced fully, from outside to inside if required, quite easily.

From what you are saying, if there is an area of rot on the sill, then replace to whole window !! The first bit to go on a window is the sill. Normally small areas of rot, which can be fixed.

Pattybarndance

If you have a router you can shape the sashes yourself and save a packet! There are websites which show you how to replace fittings for sash windows (even I could follow the instructions). Along with my husband, we have completed 4 windows (one of them had a DIY double glaze effort which meant that the window was off-balance and would not open unless propped up). It was much better for us to weatherproof them than replace with modern double glazing (the house is Victorian). As for the rotting wood; we were lucky that the sills were only cosmetically in need of repair and used wood filler and hardener before painting.

The process does take time, but if you don't cut corners its well worth it and saves cash, and gives you the satisfaction in knowing how and what was done!

Our window cleaner was well impressed that we had done them ourselves!!! As well as the local wood seller and DIY wood dept, we used the company below to buy the parts we needed.

http://www.mightonproducts.com/catalog/index.php?cPath=6&osCsid=0ce261d03cf076ab36ded3734844b199

Hope my input was useful to you!

LouLouHelen

Thanks for all the helpful info. I am going to view the house again today and will have a damn good look at all the windows with all this knowledge in mind. :T