Preventative Maintenance Can Stop Window Issues From Developing

Window maintenance is a key part of commercial property care. Regular and preventative maintenance can stop window issues from developing into full-scale problems. Window leaks have the potential to not only damage the window but also the surrounding envelope and its components.

Regularly inspect windows for:

Ineffective Insulation - Leaks reduce the window’s insulating value, directly impacting the efficiency of the building's heating and cooling systems.

Water Damage - Water leaks cause corrosion and damage the window's components. Prolonged water damage may cause a window to fail much faster.

Mold – Water seepage over time causes the building’s materials to decay and mold, and may lead to damage beyond just the window.

Foggy Glass - Windows fog for several reasons. Moisture on or between the panes should always be addressed.

Solutions depend on the source of the leak:

The source may or may not be the windows. The key to the correct solution depends on finding the source. 

 Top of the window frame leaks are likely

• Failing or old caulking, allowing water in
• Flashing not installed properly or no flashing to prevent water drainage
• Flashing pierced during the window, sheetrock, and/or window treatment installation
• Poor construction in the façade above the window, resulting in cracks or holes allowing the water in

Lower sill or mullion leaks are likely

• Withered exterior gaskets, allowing water into the glazing system and overwhelming the weep system
• Sill flashing not properly installed, resulting in the accumulation of water
• Thermal breaks deteriorated, creating gaps for water to get through
• Joint failure at the sill & jamb or any splice, creating gaps
• Weep systems caulked closed or not designed for the volume, resulting in water build-up
• Water pooling may also occur if the frame is located below grade
• Water diverter missing or not installed properly

Water on or between panes

• Condensation on the glass is not necessarily a sign of a leak. Instead, it indicates there is too much moisture in the building or not enough insulation around the window. Condensation can occur when moist air collides with a cooler surface.
• Moisture between the glass, however, is usually caused by a faulty seal and indicates the gas between the panes that provide insulation is no longer there.

Leaks are complex and may go beyond the window itself.  A glazing professional can further diagnose and assist with the proper solution.