WINDOW STANDARDS
Air infiltration around double-hung and slide by windows.
Homeowners are cautioned not to use razor blades when cleaning windows.
Common Defects or Problems:
- Scratches, cracks, or breakage of glass not caused by vandalism
- Holes in screens not caused by vandalism
- Window check rails not even or flush
- Out of plumb windows.
- Windows do not operate properly.
- Air infiltration around doors and windows
- Moisture condensation on windows
1. Common Defect or Problem – Scratches, cracks, or breakage of glass not caused by vandalism
Performance Standard – If glass damage is not reported to builder in writing prior to occupancy, it is the
homeowner’s responsibility.
Builder Repair Responsibility – Builder to repair only if noted in writing prior to occupancy.
Craig’s Comments: None
2. Common Defect or Problem – Holes in screens not caused by vandalism.
Performance Standard – If screen damage is not reported to builder in writing prior to occupancy, it is the
homeowner’s responsibility.
Builder Repair – ResponsibilityBuilder to repair only if noted in writing prior to occupancy.
Craig’s Comments:None
3. Common Defect or Problem – Window check rails not even or flush.
Performance Standard – Acceptable tolerance is 3/16″.
Builder Repair Responsibility – Builder to correct.
Craig’s Comments: None
4. Common Defect or Problem – Out of plumb windows.
Performance Standard – Windows must operate with reasonable ease as designed.
Builder Repair Responsibility – Builder to repair to be operable.
Craig’s Comments:Out of plumb means that the sides are not straight up and down. According to this standard, a window could be installed at a 45 degree angle, and still be acceptable. More than 1/4″ out of plumb for a 4′ tall wondow is getting excessive.
5. Common Defect or Problem – Windows do not operate properly.
Performance Standard – Windows shall operate with reasonable ease as designed.
Builder Repair Responsibility – Builder to correct as required.
Craig’s Comments:Windows are often a required part of the emergency exit section of the code, and should work properly.
6. Common Defect or Problem – Air infiltration around doors and windows.
Performance Standard – Drafts around the doors and windows are cold spot sources. Proper weatherstripping and insulating around these areas can minimize air passage. However, under certain temperature and wind conditions, some infiltration will be observed by the homeowner.
Builder Repair Responsibility – Builder to adjust poorly fitted doors, windows, and weatherstripping.
Craig’s Comments:New windows are much tighter than older windows. If you feel a draft around a window that is closed and properly latched, bets are that the window or its installation is defective. (Make sure though, that what you are feeling is not caused by a ceiling fan or the furnace fan.) I’ve seen 4×12 ft pieces of sheetrock, doors, cabinets and about everything else slid in through windows, so it is possible that a drafty window is a damaged window. Window manufacturer representatives can be good sources in evaluating whether a window is performing or installed correctly.
7. Common Defect or Problem – Moisture condensation on windows.
Performance Standard – Moisture condenses on the window since it is the coldest object in any given room with the glass having a much higher rate of heat transmission and, hence, being the colder surface during the normal heating season. Moisture condensation on windows is an indication of either too much moisture in the room, or poor circulation of the moisture that is present. The owner can minimize this condition by merely opening the window to permit the excess moisture to escape or by installing a dehumidfying system if the condition persist. It should be noted that in homes with humidification equipment, the formation of moisture on the windows is an indication that the humidifying equipment is set too high and producing too much moisture. Screens should be removed from casement windows during the heating season.
Builder Repair Responsibility – None, except to explain to the owner more thoroughly how this condition is
caused and to assist the homeowner in correcting the condition.
Craig’s Comments:Condensation on windows in the winter can also be caused by faulty windows. Properly functioning, code-required windows should not have condensation on them except possibly when it is very cold outside, or the inside air is too humid. Unvented gas fireplaces and improperly vented clothes dryers can easily cause high humidity levels. Look at my other information on window condensation.
