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How much do replacement windows cost? And how do I get the lowest price?
September 4, 2024 Article by Travis Reed, Project Manager, Willamette Valley Window.
If you’re looking to replace the windows in your home, one of the first questions you might ask is what a project like this costs. This is a question without a one size fits all answer. There are so many factors that influence the price of a project that it is impossible to find a number that fits every home. What this article will shed light on, is how window projects are typically priced, what influences the price of the project, and who you can select to do get this done.
About the Author
why should you listen to me?
The price of a replacement window is affected by 7 different factors. They are Material, Size, Function, Finish, Options, Building code, and Energy Efficiency.
Material is the first determining factor of a windows cost, on the low end you have vinyl .A vinyl window can cost as low as a couple hundred dollars, and as high as a few thousand dollars depending on the other factors. In the mid-range price is a composite window, composite windows are COMPOSEd of 2 or more materials, typically these are fiberglass windows, or Wood composite windows such as Andersen’s Fibrex. These start in the hundreds of dollars range and can easily be over $1,000 or more not including installation. Next would be a wood window, these, depending on their construction can have either a vinyl exterior (less cost) or a fiberglass or Aluminum exterior (more cost). Wood windows start in the high 100’s (think right under a grand) to several thousand dollars each.
Size is the biggest multiplier for window costs. It shouldn’t come as a shock that the bigger the window the more cost. This is because there is more material needed for the frames, the glass units are larger and can take more resources for the manufacturer to build, crate and ship. Sometimes, due to size the glass units have to have thicker glass panes to support a large span, and over a certain size need to be tempered (this is a heat treatment process that makes the glass stronger, and break more safely in the event of damage). In many cases, the size of the window requires additional framing members to be made to support the size, these are called mullions or integrated meeting rails. If a window is made with multiple units linked together, and multiple operating functions, the cost can increase drastically. Small windows can cost in the low hundreds, large windows or mulled window units can cost several thousand.
Function is how a window operates. Hung windows slide up and down, sliding windows slide side to side, casement and awning windows crank out like a door or from the bottom, and picture windows are fixed. From lowest cost to highest cost for most manufacturers are: Picture window, Sliding window, Single hung window (bottom slides up), double hung window (bottom slides up, top slides down), and casement and awning. An operating window can easily be 1.5x to double the cost of a picture window of the same size.
Finish can make an enormous difference in the cost of a window. For example, a white vinyl window, the lowest cost in the industry, can be 40-50% more just by having a black exterior. This is mostly due to the capstock technology needed to get pvc to turn black, and stay black long enough for the manufacturer to have a decent warranty. Composite windows have the smallest bump in price, because they usually already have a capstock or powdercoated finish, but there is typically a price increase for additional layers of capstock to get the frame to the desired darkness and texture. For example, and Andersen 100 series window might cost 20-30% more than a Milgard vinyl window in white vs white since the vinyl window is uncoated, and the Andersen fibrex has a factory capstock, but the Andersen could become about the same cost as a Milgard vinyl window in black vs black. The most expensive finish option is in a wood window, this can up the cost dramatically. Wood species makes a big impact. Most wood windows come in pine by default, a relatively inexpensive wood. If the same window is made in White Oak, Mahogany, Walnut etc, the window cost can jump by several hundred to thousands of dollars.
Options that affect the price of a window are things like hardware, grids (or muntins), patterned glass or screens. Most manufacturers offer a higher transparency screen or a fiberglass option. These options aren’t going to double the price of a window, but can add anywhere from 20-100 per window, all the way up to a few hundred or more for a window for things like full divided light grids with spacers.
Building code can dictate what windows need to have extra security (called window opening control devices) and extra safety (tempered glass, also known as safety glazing). These code requirements are based on the location of the window, the size of the window, the proximity to things like doors, stairs, walkways, showers, bath tubs or hot tubs. This is an area where an experienced technician can save you lots of cost down the road by putting the right, code compliant window in the right place the first time. Window opening control devices are pretty inexpensive, but some need to be factory installed on the window, and if ordered without, need to have the entire window re made. Others can be added after production. Tempered glass can sometimes cost hundreds of dollars to over a thousand dollars based on the size of the glass unit being tempered.
The last factor is energy efficiency. A more energy efficient window may have different coatings (called low E, or low emissivity), different gas blends (Argon vs krypton vs no gas), different spacers (aluminum, stainless, foam, etc) and more panes (triple pane vs double pane glass). Many consumers are mislead into thinking that a few tenths of a lower u factor will result in dramatically lower energy bills this is not typically the case, and unless you are building a house aiming for passive house certification, it is unlikely that a window with a code compliant .30 u factor is going to feel any different than a new construction u factor of .27 or an energy star plus rating of .22. This is of course in the context of the Willamette Valley in Oregon. These cost differences are typically hundreds of dollars or less, although options like triple pane glass units require a window frame to be compatible.
For several years I have worked in the window and door replacement industry, for multiple companies, and been in thousands of houses, talking with homeowners, vendors, window reps, installers, contractors you name it. Most of my free time is spent researching construction and building science, through books, videos, podcasts and networking. I have compared prices on jobs with different companies, with different business models, and I can say, there are some distinct trends. We designed Willamette Valley Window to be in the perfect slot between affordability and quality, but this article isn’t about us, this is a 10,000 foot overview of window replacement, pricing, and the pros and cons of each market segment.
What affects the Price of the window?
Who do I call to install new windows?
There are basically 4 options when it comes to replacing windows: General Contractors, Window replacement companies (sometimes called specialty contractors), Corporations, and Do it yourself, or DIY. The solution needs to make sense for your unique situation, below, we’ll take a look at the different options, pros, cons, of each, and who is the best fit for each category.
The next category of replacement contractors are Window Replacement Companies, or Specialty Contractors. These are companies that only install windows and doors, and do so on a regular basis. This is a competitive industry, so although costs are higher typically than hiring a general contractor, jack of all trades master of none type, it’s typically not substantially more, and when you factor in the cost of correcting mistakes to the weather envelope of the house, can sometimes be drastically less. Something that happens with companies that do the same thing all the time, is they get really good at it. With this experience comes efficiency, and with efficiency comes cost savings. These companies know where to get product, lead times, better quality materials, and better practices for installation.
Another benefit to a specialty contractor, is they have participated in many more window projects, so they usually have better input when it comes to design, managing expectations, understanding differences in frame thicknesses, and material pros and cons, giving you options with trim, instead of leaving it all to a general contractor who is looking for the easiest and cheapest option because they didn’t address it before the contract was signed and doesn’t want to do more work or provide better materials at the expense of their margin.
My favorite part about a window installation company, or specialty contractor is they might actually enjoy the work they do. This isn’t a given, but in many cases, those who seek out specialty construction work, do so because they like it. If it was only about the money, we’d all be plumbers or electricians. Although a customer is going to have a hard time quantifying their window replacement companies love for the work they do, all you have to do is think about any service industry experience you’ve had where the workers heart was not in it, and then imagine them performing surgery on your home.
Although we see the window replacement company, or specialty contractor as the goldilocks zone of window replacement, it’s not always sunshine and rainbows. There can be downsides to this model for a homeowner. The first being servicing.
Now any competent business knows the value of servicing their customers after the fact, it is not a requirement for a window replacement company. Being unaffiliated with a window manufacturer is helpful while making a decision on brand; to eliminate any bias, it doesn’t require the specialty contractor to facilitate any repairs with the manufacturer after the installation. If there is a problem after the fact with the product, the company can, at best, document it on your behalf, contact the manufacturer and facilitate a solution, they can also, at worst, ignore your calls or give you an 800 number to call for a fix. This doesn’t mean the problem wont be solved, it just means that the company has the option to leave you to handle it yourself.
The other issue that can happen with a window replacement company is a little too common for my liking. That is competency. The larger a company grows, the harder it is to maintain quality, especially with customer service, follow up/follow through and installation. During the Covid years and the housing boom that resulted, we saw many companies scale too quickly, and their quality tanked. The bigger a company gets, typically the poorer the average quality becomes, if half of your workers are new, your odds of having mistakes and problems doubles. This is something even more common with the next category- corporations and franchise dealers.
For a detailed price range with examples on different brands and materials, click the ‘pricing’ tab at the top of the page. This type of business is ideal for homeowners who care about quality of product and installation and either plan on living in their house for years into the future, or doing quality rennovations to improve the value.
Summary - Window Replacement Company or Specialty Contractor $$$$$
Pros
Typically most skilled at window and door installation
Can help make important decisions on function, performance, or appearance
Thorough knowledge of building code, can make sure the product is code compliant and safe
More likely to enjoy the work, leading to better installations and going above an beyond for client
Can save cost by doing installation correctly the first time, avoiding costly mistakes
Cons
Usually not the cheapest option.
May have unskilled workers due to scaling.
Doesn’t have an obligation to service product after project completion.
Although less likely, installation errors can happen resulting in costly repairs.
In most cases, the cheapest option is to hire a general contractor to handle your window replacement. Specifically, a handy man type that does the work himself, or with an employee helper or two. These contractors are plentiful, and go in and out of business every day in Oregon. According to the bureau of labor statistics, 50% of these contractors are out of business within 5 years. There is a gamble on experience with these contractors, as most will do just about any job, and convince a homeowner that they have experience. Realistically, these contractors routinely take on jobs they have little or no experience with, and are known to cut corners inadvertently, or choose the wrong products when installing. For more information on what to look for, navigate to the installation tab. Many homeowners falsely assume that a contractor has to show some degree of competency to obtain a license, with a general contractor this is not the case, they are only tested on what the laws and regulations are.
The upside to using a contractor that doesn’t specialize in this kind of work, is he may agree to do something a more experienced contractor would not do, or charge more for. The other upside is generalists are known to underbid projects. This allows them to win more jobs and keep themselves busy. As surprising as it may be, contractors underbid jobs they aren’t experienced in all the time and lose money all the time. As much as a win for the homeowner that this may seem, it can often be a bad thing for both parties. If something brakes, cracks, needs to be replaced, re set, re leveled, re installed, a contractor with a disappearing margin may have the temptation to let something slide, or save money on installation materials such as flashing, caulking or fasteners, either by substituting inferior products, or using fewer products, since all is hidden in the wall.
Another concern is the contractor’s knowledge (or gaps in knowledge) of the window industry, this means observing building code when ordering windows, measuring and ordering the correct type of window for the opening and siding type, knowing what suppliers are priced well, or will handle the product properly, or what the lead time might be. We look at houses that were worked on by non-specialty contractors all the time
These contractors are the perfect choice for and often used by landlords, house flippers, and those willing to take a gamble on saving some money. It is possible to get a good result (or realistically a satisfactory result) going this route, it just takes a lot of vetting. The typical homeowner that doesn’t have a background in window replacement is taking a calculated risk with this, especially in our rainy climate. There is also not a guarantee that a general contractor will cost less money, many remodeling contractors plan for unforeseen factors and price them into their bid, or they hire specialty contractors, and just add a markup to what you would pay to go to them in the first place.
In my experience a general contractor will charge somewhere around $1,000 an opening for a vinyl window, and have no idea what a composite or wood window will cost. If it’s alot more than this, they are probably subbing the work out to a specialty contractor, if it’s much less than this, it’s a red flag that something is being omitted.
Summary - General Contractor $$$$$
Pros
Lowest cost
May underbid job by mistake
May be quickest to get to job, not booked out
Cons
Less experienced with specialized task of window installation
Less likely to use better installation products, may omit products that should go in the wall to recover margin
Less likely to respond after project completion
Less likely to consult homeowner on options
Just about any mistake made by the contractor will result in a higher cost to fix than to hire a specialty contractor to begin with.
Chuck in a Truck, Dan with a van
For the Love of Windows
The last professional category, is the Corporation or Franchise dealer. These are chain companies that either use the name or part of the name of the window manufacturer, or have offices in multiple states or regions. These companies are usually the most recognized by consumers because they spend big money on advertising
These companies are usually franchises, with individual owners who, instead of building a window company from the ground up, prefer to buy into a proven business model and not have to be tasked with branding, marketing messaging, or optimizing the business model. These companies are in it to make a maximum roi, and they absolutely do.
An ironic marker of these companies, is they often try to appear smaller or more local than what they are, this is seen in how they market. They will often send large amounts of direct mail marketing, designed to look handwritten. They will offer time sensitive deals or promotions, and will use inside sales call centers to set appointments. These companies spend millions on marketing, which of course is factored into the markup on products and services.
Another characteristic of these companies is the sales people. They pay top dollar for top talent. Hiring commission only sales people, who make large commissions on the project total, they are able to tailor a product consultation to a homeowner where their single product line is portrayed as the only viable option for your replacement project. This also comes with a high/low pricing strategy, where an astronomical “retail price” is given, only so it can be slashed by 20% or more for a time sensitive offer.
There are, however, some positives with franchise and corporate dealers. Being affiliated with a manufacturer, means the manufacturer monitors the company’s behavior, and makes sure that problems are rectified. They also have an obligation to service products in house after installation. This is tracked by surveys sent to prospective buyers, buyers and repeat customers.
It’s a fairly safe bet the project will be completed correctly, if not the first time, complaints are dealt with rather swiftly. Having more employees, mangers and ultimately oversight, results in a customer centered experience, where, if there is a problem, there is accountability and a solution. Also, having an enormous margin means the company can easily afford to go above and beyond when needed, reorder product, and give the homeowner the benefit of the doubt.
These companies are not immune to quality issues, being so large, they have to hire regularly to match the turnover rate of employees, and scaling of the business. They can also hire less skilled installers since the brand recognition gives customers a high level of trust. There is a misconception that these companies have the best installation, and that assumption can allow for mistakes to happen and not be detected by homeowners.
These companies will charge in excess of $2,000 per window for vinyl, and $3,000 plus for composite frames. It isn’t uncommon for large windows to cost in excess of $5,000. These companies are ideal for homeowners that don’t want to comparison shop, for homeowners with large budgets that want to have multiple departments to contact for complaints, and homeowners who have been burned before by a bad contractor and want the red carpet treatment.
Summary - Corporation or Franchise dealer $$$$$
Pros
Under contract with manufacturer to service product after installation
Monitored by Manufacturer to handle customer complaints, and rectify mistakes
Thorough knowledge of building code, can make sure the product is code compliant and safe
Big facilities, showrooms, customer service teams and management teams to contact if needed
Cons
The most expensive option
Company size slows down communication, many people involved, rarely a fast answer or solution
High pressure sales system
Heavy handed marketing and remarketing campaigns
Usually longest lead times
More money, More problems
If you want something done right, do it yourself
Customers often laugh at me when I suggest this, but window replacement can be done by a homeowner. Usually you know if you’re the type to roll up your sleeves and dive into a renovation project yourself, but a handy homeowner can tackle this job given the right circumstances. I tell homeowners all the time, a homeowner that wants to do a good job is going to do better than a contractor that doesn’t care. Now are all the cuts going to be straight? Up to you. Is the window going to be plumb, level or square? Possibly. Any homeowner that reaches out for information on how to do their own installation will be provided that information by myself. It’s a job that is very important to get right, but it isn’t impossible. It also wouldn’t hurt to have a professional help with measuring and checking for code compliance, but that’s something that can be done for much less than a full professional installation. I firmly believe a homeowner can build a better weather envelope than a contractor that doesn’t care, or is winging it.
Expect to pay for the cost of your windows (figure $500 each for vinyl, or less with a cheaper brand, $700-$800 each for composite and around $800-$1000 for wood) at least $100 - $150 per opening for quality installation materials (fasteners, flashing tape, rigid flashing, caulking, backer rod, shims etc) and about 1 window a day for the first couple at least.
Summary -Do it Yourself $$$$
Pros
Lowest cost
Feeling of accomplishment
Bragging rights at dinner parties or the family BBQ
Cons
You can do this wrong and cause a lot of damage, so seriously only do this if you feel really confident and are committed to researching this thoroughly (that does not mean watching youtube)
It takes time
You can injure yourself
You can expose yourself to lead or asbestos depending on your house.
If you made it to the end, thank you for reading, if you scrolled down to the end to see how long this was, here’s the tldr: General contractors are the cheapest, but the quality is a gamble, followed by Window Replacement Companies, or specialty contractors who know what they’re talking about and arguably the best install and the corporate/franchise dealers are the most expensive, most likely will do a quality install, although it’s not a guarantee.
Or you can call Willamette Valley Window and book a consultation. It’s a lot less work that reading all of this.