Rental unit remodel part 2, DIY vinyl window install?

scottmandue · 05-07-2015, 11:40 AM

Rental has old aluminum single pane windows that look like dooky.
Problem is after doing floors/walls/electric/plumbing repairs the budget is running on fumes.
Has anyone installed their own windows and if so what is the difficultly level?
Exterior is stucco and recently painted so no desire to tear into walls and will have to order windows made to fit.
We paid a contractor to do this a year or two ago and after the fact (as always) I was bombarded with a lot of "Oh you paid that much? I could have got you a WAY better deal!!

oldE · 05-07-2015, 11:51 AM

I haven't worked with stucco, but replaced the wood framed windows in my house with vinyl a few years ago.
Easy. I measured the RSO and ordered the windows to fit, then cut back the clapboard siding to fit. I had to do the inside trim, crackfill and paint, but that was no biggie.
With the stucco, I might be tempted to order the overall size of the windows to go into the hole and shim to fit.
In this climate, I use low expansion foam to get an airtight seal. Just enough to close the gap.

Best
Les

scottmandue · 05-07-2015, 12:00 PM

The contractor we used for the back (our) house came out and meticulously measured up every window.
It took a week or two to manufacture the windows then a crew came out and in half a day removed the old and popped in the new, no patching or painting required.

Dats what I'm talking about!

John Rogers · 05-07-2015, 12:02 PM

I have 4 windows coming in next week and two of them allow all the glass to be removed and two are standard one slider or as the window guy said X-O where doubles are X-X and take longer. Our house was built in 1960 so it is time I guess. I watched the neighbor's house get windows a couple weeks ago and it took about 15 to 20 minutes each to do them.

Went like this (and the same as all the Youtube videos show): pull slider, pull screen, remove the vertical metal (ours has to be cut) then pull non movable glass. Clean things well and put plenty of sealer on the flange of new window and slide it in and install screws. There are shims included and a cover for the inside of the house. They did the top floors from inside as I plan to do with help from my daughter (strong girl) and a large suction cup on the non movable glass to hold it in. The guys said to make sure the windows slide easily before the sealer sets up and the drain holes are on the bottom and it is a piece of cake.

The cost in San Diego seems to be about $300 per window to install and with a window being $200 to $400 that is worth doing yourself!

We have vinyl siding with a trim around the existing windows so I plan to pull it and put it back to cover the white vinyl as the trim is a blue/grey color.

scottmandue · 05-07-2015, 12:10 PM

Quote:

Originally Posted by john rogers

The cost in San Diego seems to be about $300 per window to install and with a window being $200 to $400 that is worth doing yourself!

I'm guessing price is about the same here.
So are you saying $300 a window to DIY?

sammyg2 · 05-07-2015, 12:30 PM

I installed aluminium retrofit windows on my house. Average price was around $200 each, took half an hour each. but that was 15 years ago. Piece of cake really.

Scott Douglas · Scott Douglas's Garage

I'd say that's about right Scott, $300/per depending on the size.
After we had ours done I kind of wished I'd done it myself, all except the sliding glass door which needed to be re-framed/stuccoed. It's pretty easy if you get the right size window. Hardest part I saw was when they cut the rib of the aluminum frame out so the new window could slide in. THEY measured the windows and figured out how big the actual frame was going to be.
I've got pictures, somewhere, of when it was done. All in one day, which also was one of the hottest, windiest days in Aug that year.

herr_oberst · 05-07-2015, 01:51 PM

I just put in a new kitchen window.
Aluminum single pane sliding window replaced with a good Pella vinyl casement style double pane. Wood siding.

I had to create all new casing inside and out; originally it had only a window sill and drywall inside, and aluminum self-trimming outside. (Cheap!)

I've never done this kind of thing before, but it turned out great, and it was a lot of fun to do. The window was installed one Friday after work, then two weekend days to figure out and install the casing.

Painting took place over the course of about a week, because I was doing some other stuff at the same time...

Window was about $255, the wood for trim, flex pan, foam, paint, etc etc probably added another benjamin. You can do it!

Hugh R · 05-07-2015, 02:37 PM

Use low expansion foam. You inject the stuff and it grows overnight. Did a few of mine, which were easy, then had a trusted contractor do the high stuff.

bpu699 · 05-07-2015, 02:41 PM

If it's a rental, leave the windows. There is no increase in rent for new windows. Rentals are all about cosmetics...

look 171 · 05-07-2015, 03:01 PM

Quote:

Originally Posted by bpu699

If it's a rental, leave the windows. There is no increase in rent for new windows. Rentals are all about cosmetics...

This is coming from a guy who live in the freezer.

look 171 · 05-07-2015, 03:06 PM

Scott, I have someone you can buy the window from. They are wholesale only but you can use my lic for the discount. They are not high end but still the saving is huge compare to the typical national brand. I had them put them in a friend's rental and they have held up just fine over the past 9 years. They are made here. Give me a call. The average installation is about 100 bucks depending how many window and accessibility.

jeff

John Rogers · 05-07-2015, 05:27 PM

The price I mentioned I.E. the $300 was just LABOR!!!!!!! That was per window and in 2 hours the two contractors had done 8 total if I remember correctly! So about $500 each for a standard single slider vinyl window which covers their costs, insurance, etc, etc, etc.

flyenby · 05-07-2015, 07:21 PM

I have put retrofit vinyl windows in.....very easy. After you do the first one you will be amazed at how easy it is. Being very cautious you can do one in a hour.

LWJ · 05-07-2015, 09:46 PM

I worked a hell year for a major window manufacturer. I also have rental properties. I consider window replacement to be the LAST thing to do on a building. High cost. No return on selling. Some (low) return on heating / cooling if you live there.

If possible, avoid it.

Larry

look 171 · 05-07-2015, 10:50 PM

In this town, and in a certain area, high rent can be had if the place is nice with working windows. there are lots of ratty old places where window do not work all that well, and very drafty. I think Scott lives in a pretty nice part of town and there's always a shortage of rent in those places especially if the schools are good, well half way descent will do around here.

bpu699 · 05-08-2015, 04:21 AM

Quote:

Originally Posted by look 171

This is coming from a guy who live in the freezer.

Replacing windows helps resale, but does squat for rent...

The cost to replace the aluminum windows is high, as they are nonstandard sizes, and not double hung in most cases. Usually they are sliders.

A cheap vinyl window, which is crap and will fail in 5-10 years, is about $150 plus you install it. Good windows start at twice that plus installation.

I have a rehab business also, and replacing windows with the cheapest home depot specials will run $6000+ labor for a 2000 sf home in most case. Most homes have picture windows, nostandard sizes ($$$), etc.

Whats the point?

In a rental, the TENANT pays the utilities. And despite what the ads on TV say, poor windows cause very little heat loss. By square area, they are probably 5% of your homes surface. Shooting insulation in the attic makes a bigger difference, and costs $500. Sealing out air penetration, also has a bigger effect.

And if your windows are leaking, replacing the felt strips solves the issue. And, the aluminum windows are already double pane...

So, replace the windows if you plan to sell. If you plan to rent, don't bother.

15+ year landlord, and 15+ year rehabber here. Not telling you what to do... Just trying to pass on valuable lessons that I wish someone had told me 15 years ago...

Bo

LWJ · 05-08-2015, 04:58 AM

^^^ Yes. (Although I am not certain about resale value!)

scottmandue · 06:51 AM

Quote:

Originally Posted by look 171

In this town, and in a certain area, high rent can be had if the place is nice with working windows. there are lots of ratty old places where window do not work all that well, and very drafty. I think Scott lives in a pretty nice part of town and there's always a shortage of rent in those places especially if the schools are good, well half way descent will do around here.

Two bed, one bath, one block from the ocean/park/bike path, half a block for tiny mom and pop store, around 800-900 sqft, rent is $1800 utilities included.

The windows are aluminum single pane and probably 30 years old + being a block from the ocean they are falling apart. They kinda/sorta still work but it would be nice to fix them up.

The front house is the rental and we live in the back house, that is the extent of my real estate empire so we do take a lot of pride in ownership.

It is a beach house and has 9 or 10 windows.

J P Stein · 05-08-2015, 06:54 AM

I've been building "stuff" most all my life....including houses, so I say it's easy.....but....
much depends on how the house is built, both in and out. I had, years ago, all the tools. Still have most of em' but..... I no longer have the most important ones....hands. They are just flat worn out.

I replaced all the windows in my house about 20-25 years back, from wood frame to vinyl...aluminum siding makes it tougher and redoing the interior trim correctly is an art form. On a scale of 1 to 10, the job is a 4-5, if you have the all the tools (a long list).
My windows look still look fine and are SEALED against the weather.