ServicesWindow Repair
Window Repair in Kirkland
A window that fogs, sticks or leaks usually has one small part that has given out. We find that part, fix it carefully and tell you honestly whether a repair is the right call, so you keep the windows that still have years left in them.
When a repair is the better choice
Many windows that look tired are structurally sound. The frame is square, the sash fits and the trouble is limited to a cracked pane, a broken balance, a stripped crank or weatherstripping that has flattened over time. In those cases a careful repair costs far less than new windows and keeps the look of your home intact.
We start by finding the cause, not just the symptom. Water at the sill might be a failed exterior seal, a clogged weep hole or a crack in the glazing. Each one needs a different fix, and fixing the wrong one means the stain comes back after the next long stretch of rain.
If we find soft wood that runs deep into the frame, or several units failing at once, we will say so and walk you through what window replacement would involve. The decision stays yours.
What our window repair covers
- Foggy or cracked glass
- Once the seal between two panes gives out, moist air creeps in and the glass turns cloudy. We take careful measurements of the glass pocket in your existing sash and have a matching insulated unit made, then bed it on new glazing tape or beads so it seats firmly and sheds water the way it should.
- Sashes that stick or drop
- A single- or double-hung sash is held up by balances, springs or cords. We swap worn balances for matched replacements and fine-tune the sash so it glides evenly and holds open at any height without a prop.
- Operators, latches and hinge arms
- On crank-out windows, the gear operator and the hinge arms take most of the wear. We fit new operators in place of stripped ones, straighten or replace bent arms and tighten loose latches, so the sash pulls in evenly and presses firmly against its seal.
- Weatherstripping and seals
- Flattened or torn weatherstripping invites drafts and water. We strip out the old material, clean the channel and install a profile made for your window, then reseal the outside perimeter wherever the old caulk has split or lifted.
- Wood sills and sash rot
- When rot is shallow and confined to one spot, we cut back to solid wood, consolidate and fill the area, prime it and finish it to blend in. If it runs deeper, we share photos and lay out your options.
Signs your windows need attention
Cloudy glass you cannot wipe clean
Haze or droplets between the panes mean the insulated seal has failed. The glass has lost much of its insulating value.
A sash that won't stay up
If a window slides down on its own or needs a prop, the balance has worn out. It is a safety issue as much as an annoyance.
Drafts and whistling
A chill you can feel standing beside a shut window, or a thin whistle when the wind picks up, usually points to tired weatherstripping or a sash that no longer closes square.
Water stains below the sill
Stains on the interior trim or drywall after a wet week suggest a failed exterior seal or blocked drainage. Catching it early keeps the damage out of the wall.
Soft or peeling wood
Paint that bubbles or wood that gives under a thumbnail is a sign of moisture getting in. Small areas can often be repaired before they spread.
Cranks that spin freely
A casement handle that turns without moving the sash has a stripped operator. It is usually a quick part swap.
What affects the cost of a window repair
Repair pricing depends on what has failed and how hard it is to reach. We give you a written estimate before any work starts, and flexible payment options are available. If something changes once the window is open, we stop and talk with you first.
Type of repair
Replacing weatherstripping or a crank operator is a smaller job than ordering and setting a new insulated glass unit.
Glass size and specification
Larger panes, tempered glass and low-E coatings all affect the cost of a replacement unit.
Parts availability
Hardware for current window lines is easy to source. Older or discontinued windows may need matched or adapted parts.
Condition of the wood
Surface rot is a modest fix. Rot that has reached the frame or sill takes more time and material, or may change the recommendation.
Access
Second-story windows and units over decks or landscaping can need ladders or staging, which adds labor.
How a repair visit goes
- 1
A phone conversation first
You describe what is happening and we ask a few questions about the window type and age. Often we can tell you on that call whether it sounds like a repair.
- 2
Inspection at your home
We look at the window inside and out, check the frame for square and probe the wood. We take photos of what we find and explain it in plain terms.
- 3
A written estimate
You get a line-item estimate that lists the parts, the labor and anything we could not confirm until the window is opened. Some parts, like custom glass units, need to be ordered and measured exactly.
- 4
The repair itself
We lay down drop cloths, protect your floors and nearby surfaces, and work carefully around the existing finish. Glass is set level and sealed, hardware is adjusted until it operates evenly, and exterior joints are cleaned before new sealant goes on.
- 5
Check and clean up
We open and close the window with you, confirm it locks and seals, and take the old parts and debris away with us.
Window repair questions
Can you replace just the foggy glass without replacing the whole window?
In most cases, yes. If the sash and frame are in good shape, we have a sealed glass unit made to your exact measurements and set it in the sash you already have. It restores the clear view and much of the insulating value at a fraction of the cost of a new window.
How do I know if I should repair or replace?
Repair makes sense when the problem is limited to glass, hardware or seals and the frame is sound. Replacement is worth considering when the frame is rotted, several windows are failing together, or the units are single-pane and drafty throughout. We will tell you what we see and why, without pushing either way.
Do you repair older wood windows?
We do. Wood windows respond well to careful repair: new balances or cords, fresh glazing, weatherstripping and localized rot repair can extend their life considerably. We match the finish as closely as we can so the repair does not stand out.
How long does a typical repair take?
Hardware, balance and weatherstripping repairs are usually done in one visit. Glass replacement takes two trips to your home. On the first we take precise measurements, and on the second we set the new unit after it has been built to size.
Is the quote really free?
Yes. We offer free, no-pressure quotes. We look at the window, explain what we found and give you a written estimate, and there is no obligation to go ahead.
Keep the windows that still have life in them
Tell us what your window is doing and we will help you figure out whether a repair will hold. We serve Kirkland and nearby towns including Redmond, Bothell and Bellevue.