ServicesCommercial Windows
Commercial Windows in Kirkland
Storefronts, offices and smaller commercial buildings get new windows and better glass from us, on a schedule built around your business hours. The hidden details get the same attention as the glass itself: how each frame is anchored, how the sill is flashed and how every sealant joint is finished.
Windows that keep working for your building
Commercial windows take more wear than most. Doors swing open beside them all day, cleaning crews work the glass every week, and a failed seal on a storefront sits in full view of every customer. When a frame leaks, fogs or rattles, the cause is rarely the glass alone. It is usually how the unit was set, shimmed and sealed into the opening.
We work on smaller commercial buildings: retail storefronts, professional offices, clinics, studios and mixed-use buildings with shops on the ground floor. We replace failing units, upgrade single-pane or early double-pane glass to insulated units, and correct openings where an earlier install left gaps that let water in. Owners and property managers from Kirkland to Redmond and Bellevue call us when they want the job planned with care rather than rushed.
If the frames are sound and only a seal, a pane or some hardware has failed, our window repair service may be the better fit. We will tell you which one makes sense.
What the work includes
A survey of every opening
We measure each opening ourselves and check the frame, sill and surrounding wall for rot, rust or past water damage. You get a written, line-item quote that lists each window separately.
Glass chosen for the space
Low-E insulated glass for comfort and energy use, tempered or laminated glass where safety rules or security call for it, and tint options for frontage that takes the afternoon sun.
Careful frame setting
Units are set plumb and square on proper shims and anchored to the structure, not just to old trim. A frame that is slightly out of square is what makes sashes bind and seals tear a few years later.
Flashing and sealant done properly
We flash the sill so any water that gets past the outer seal has a way out. Sealant is matched to the materials on each side of the joint, with backer rod sized to the gap, because these joints are where most commercial leaks begin.
Permits and code checks
Where a permit is needed, we pull it and schedule the inspection. We also confirm that new units meet Washington's energy code and the safety glazing rules for glass near doors and walkways.
A clean, contained work area
We protect floors and displays, tape the work zone off from customers and staff, and haul away old frames and glass at the end of each day.
Signs your building's windows are due
- Fog between the panes
- Cloudiness or moisture trapped inside a double-pane unit tells you its edge seal has broken down. The insulating gas has leaked out, and no amount of cleaning will make that glass look clear again.
- Water stains at the sill
- Stains, bubbling paint or soft drywall below a window point to a leak at the flashing or perimeter seal. Long wet winters find those gaps quickly, and the damage spreads inside the wall before it shows.
- Drafts and hot spots
- When staff push desks back from the glass, or the front of the store never feels warm, aging glass or worn weatherstripping is usually to blame.
- Windows that fight the lock
- Operable windows that stick, refuse to latch or take a shoulder to close are a security concern as much as a comfort one.
- Original single-pane glass
- Plenty of older commercial frontage still carries single-pane glass. Insulated units quiet street noise and make a clear difference to heating and cooling.
How a commercial window project runs
- 1
Walkthrough and consultation
We visit, look at every opening and talk through how the space is used, including hours, foot traffic and any tenant concerns. There is no pressure to commit on the spot.
- 2
Written quote and ordering
You get a line-item quote by window. Once you approve it, we order units built to our measurements and set a schedule that suits your business, including early starts where that helps.
- 3
Removal and preparation
We take out one opening at a time, so the building is never left open longer than it needs to be. Each rough opening is cleaned, checked for damage and repaired before the new frame goes in.
- 4
Install, seal and walk the work
Frames are set, anchored, flashed and sealed. Then we test every operable window, adjust the hardware and walk the finished work with you, and where a permit applies we meet the inspector on site.
What shapes the cost
Every commercial job is priced from its own openings, so we quote after seeing the building rather than from a rate sheet. The written quote breaks out each window, so you can see exactly where the money goes. Flexible payment options are available.
- Size and number of openings
- Large storefront panes and tall office units cost more to build, move and set than standard sizes. A project with many matching windows is often more efficient per unit.
- Glass type
- Tempered, laminated, tinted or high-performance low-E glass each add to the unit cost, and some are required by code in certain locations.
- Access and height
- Upper-floor windows, busy sidewalks or tight alleys may call for lifts, scaffolding or extra setup time.
- What is behind the old frame
- Rot, rusted steel or old water damage found during removal has to be fixed before the new unit goes in. We photograph what we find and explain it before doing any extra work.
- Scheduling and permits
- Off-hours work and permit fees can both affect the total, and we list them in the quote.
Commercial window questions
- Can you work around our business hours?
- Yes. We plan around your opening times and replace one opening at a time so the space stays secure and usable. We settle the schedule during the consultation and put it in writing with the quote.
- Will we need a permit for new windows?
- Commercial window work often does need one, especially when the size of an opening or the type of glass changes. We confirm the requirement for your building, pull the permit when one applies and handle the inspection.
- Should we repair our windows or replace them?
- If the frames are solid and the trouble is a single failed seal, a cracked pane or worn hardware, repair is usually the sensible choice. When frames are leaking, corroded or out of square, replacement will last longer. We give you an honest answer either way.
- Can you match our existing frontage?
- In most cases we can match frame color and profile closely, so new and existing windows sit well together. If an exact match is not available, we show you the closest options before anything is ordered.
- Do you work in multi-tenant buildings?
- Yes. We coordinate access and timing with property managers and tenants, and we keep each work area separated and cleaned up so neighboring businesses can keep operating normally.
Talk through your building's windows
We will walk the property, look at each opening and give you a straight answer on repair or replacement. Quotes are free and come with no pressure.