Sash Windows Repair and Replacement

Older sash windows suffer from a range of problems including draughts, rattles, and inadequate insulation. With a little effort they can be repaired to a high level of performance.

First, take off the paint seal using an utility knife. Remove the staff bead, pull out the upper sash, and take out any chains or cords. Store the hardware in a container with a label.

Sealing

Sash windows are beautiful in old buildings, however they do need maintenance and are susceptible to problems like cracked putty, wet rot and drafts. It is possible to minimize energy loss and improve the efficiency of windows with sash by replacing them or repairing them, or sealing them.

Draughts are mainly caused by gaps between the sash and frame. They can also trigger noise reduction and rattling. Sealing beads, specialist products and secondary glazing can all be used to reduce the air leakage in the shutter.

A common problem is a gap between the top of the sash and the jamb frame, or the bottom of the sill and the sash. This can cause moisture to leak into the wood, rotting it and growth of mold. Seal the gap with silicone, polyurethane or foam sealant.

Installing a new sash runner, or spring bronze might be required when a gap is preventing the windows from closing and opening easily. These are strips of bronze that are stapled or nailed onto the edges of the lower sash in order to prevent sideways rattle. They can be purchased from DIY stores. Tubular weather-stripping made of vinyl is a different option but it can tear and make a difference to the appearance of a window.

It is essential to measure the entire window opening prior to installing a an alternative sash runner. It is best to take measurements from the top of the sash to the horizontal centerline of the rail that connects it, and from the bottom of the sash down to the sill. These measurements can be transferred to new runners that will ensure a better fit and operation of the window.

In older structures the gap between frames and sash is typically wider around the leading edge. It can be draught-proofed by using a strip of V-strip which is self-adhesive. However it is crucial to consider this when measuring and cutting the material.

The strip should be cut at the top of the sash, with an inch extra on each side to allow for movement. It should be trimmed squarely and positioned to match the angle of the sill. Make sure to use stainless steel screws since brass can rust. Also, make sure you use high-quality silicone or polyurethane glue.

Refurbishment

The sash is an attractive historic feature in many homes. But despite their beauty, these windows are susceptible to a range of issues. Common problems include rattling, stuck or draughty windows. Rotting frames and rails that meet, as and broken glazing bars, defective weights or rotten frames are all causes of problems. When these problems occur it's time to consider repairs or replacements to your sash.

Refurbishment is more costly than replacing the sash however, it can restore the appearance and function to the same standard in its original condition. Refurbishment involves the lining of both the meeting rail and the sash box with traditional putty, and repairing any damage caused by the rot. Re-painting of the timber frame is also included, as well as glazing using traditional glass. A full refurbishment can also include adding draught proofing, re-attaching the sash furniture/ironmongery and replacing the parting bead (the dividing strip between the two panes of glass). It's also recommended to install brush pile weather strip to reduce the noise of rattling.

If the need for a new sash arises the frame can be constructed from like-for-like designs to match the old frame and maintain the character of your house. This is particularly important for listed buildings where any changes to the windows need planning permission.

Before you put the new window in before installing it, make sure you compare its metal tabs to the tabs on the old sash (see below). If they are different shapes the new sash may not fit in the slots of the window frame.

When a window is damaged it's essential to choose between repair or replacement because each kind of work will require a different level of expertise and cost. If a large portion of the glass in the sash is missing replacing it is an option. If the glass is damaged in a tiny area or a sill has begun to decay or rotting, then a repair could be better.

Replacement

Many homeowners would like to keep their old sash window in good shape, but deterioration will eventually cause problems like draughts or rattles. Broken glass can also occur. These issues often suggest replacement as the only sensible solution. There are other methods to improve the performance of sash windows than simply replacing them. They can be improved by installing secondary glazing and draught-proofing.

It is important to determine the extent of a issue, as it may not be appropriate or even feasible to replace a complete window. A glass that is foggy, for example, is usually caused by the sash and can be fixed without tearing out the entire frame. A weak seal can be fixed by making a few minor adjustments instead of a costly full-frame tear-out and replacement.

Sash windows have a complex design that has many moving parts. This is why it can be tricky to solve common issues, like snapped sash cords or broken panes. The majority of homeowners don't want disassemble the window frame in order to repair these issues. Many homeowners choose to hire a specialist for these reasons.

Specialists can restore sash window frames back to their original glory or update them to meet the latest energy standards. This can include reconditioning the frames and installing secondary glazing to stop heat through the window. You can also install an edge strip for brush-piles to cut down on drafts and prevent the window from shaking.

To begin a repair project, remove the window stops (the moldings on the front of the lower sash). Next, remove the staff bead and take off the lower sash. Take off the chains or cords that are on both sides. Then, remove the sash weights from bottom of the cavity and take them off. Keep the hardware in a safe location. The heat gun will soften old, hardened filler or putty. Scrape it off using the blade of a putty. Reassemble the window, reattach the hardware and lubricate the pulley axles with silicone or Teflon spray. Reinstall the parting beads and then reinstall the upper sash.

Repair

The decision to repair double glazing windows or replace a sash window is a crucial one for homeowners. While modern replacements provide many advantages however, the original features of a home that was built earlier give personality and value to the property and are usually cheaper to fix than replacing them. Maintaining them in good condition can reduce energy costs. Sash windows are susceptible to rattles and drafts. This can lead to more expensive energy bills and can damage the frame and sash.

Sash windows are notoriously difficult to close and open and the standard sliding mechanism can be displaced from its track, or even draughty. Repairing a sash window requires extensive dismantling of the window frame, so it's best left to a professional. With the right tools and experience it is possible to fix old windows using sash. Adam shows Jess the basics:

Remove any security fittings just in front of the lower window sash. Then, remove the staff bead. Finally, pull out the bottom sash. Then, take the cords or chains on both sides, and tie them to prevent them being pulled back into the frame by the weights that are attached. It's now time to take out the upper sash. Remove the sash stops (a thin vertical strip of wood that supports the sash) and then loosen any paint-encrusted hardware. The sash can be pulled back to reveal the weight balancing, which is a large lead or iron cylinder enclosed in a concealed cavity and anchored by a rope. To stop the sash falling into the void, make a hole in it using nails and remove the weight.

After the sashes are removed, clean the jambs and meet rails. Remove the glazing bars as well as the cords for the sash. Then using a utility knife take off any paint from the sash stop. Reattach the stops once the sashes have been reinstalled. Use nails that are small enough not to damage the balancing weight.

Reassemble the sash by putting the upper sash on top of its track, then the lower sash. Make sure that the sash stops are in the correct alignment with the frame, and then reconnect the beads for parting if necessary. Reattach the sash chains or cords and install the sash pulleys.