Preventative Maintenance Can Stop Window Issues From Developing
11/11/2022
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.