Openings that open, close and keep water out
Windows and doors fail at the edges: a rotted sill, a dry seal, a sash that sticks. We repair wood sash and sills, replace sash cords, glazing and hardware, rework thresholds, and re-seal and flash around openings. The scope sheet lists every opening by number, so the board can see which ones belong to the association under its documents.
Not included
Full window replacement is a capital project with its own scope sheet and bids.
On the scope sheet
Each opening listed by number and location
Sash, cords, glazing and hardware
Sills and trim: rot cut out and replaced
Thresholds and door closers on entries
Sealant and flashing at the masonry
What moves the price of window and door work
The scope sheet names each of these for your building. No figure is printed here; the sheet carries the price.
Number of openings
Setting up for one window costs nearly as much as for six, so groups of openings price better.
Wood, aluminum or vinyl
Wood repairs in place. Other frames are usually replaced, which is a different scope.
Historic district review
Street-facing windows in a historic district may need commission review before changes.
Reach
Upper floors may need a lift or staging; interior access needs owner notice.
How a window or door job goes
Step 1: Count and tag
Every opening gets a number and a photo.
Step 2: Scope sheet by opening
What fails, what we repair and what the association owns.
Step 3: Approval and owner notice
Anyone whose unit we enter gets written notice with a time window.
Step 4: Work with protection
Floors covered, dust contained, the unit left clean.
Questions about this work
Do you come into units?
Only when an opening is in the scope and the owner has been told in writing. Floors and furniture are covered, and we leave the unit clean.
Who pays for a window the owner owns?
Your master deed and bylaws set that, not us. The scope sheet lists each opening so the board can sort them.
Does a historic district matter?
It can. Some Boston districts review changes to street-facing windows and doors. We ask early and put the answer on the sheet.
Do you replace intercoms and electronic locks?
We fit and repair door hardware and closers. Electronic access systems are for a licensed electrician or your security vendor, and we coordinate on site.
Openings on the list?
The first walk-through is one visit of up to two hours and ends with a photo list of what we saw.