Window Replacement for Strata and Commercial Buildings
Full-frame and insert window replacement across Metro Vancouver, engineered at the window-to-wall interface and phased so owners stay in their homes.
Engineer-led scopingLicensed & insuredWorkSafeBC in good standingStrata & commercial specialists
The warning signs
Is your building showing these symptoms?
Window systems in buildings from the 80s and 90s are reaching replacement age across Metro Vancouver. For a strata, window replacement is less a product purchase than a construction project, because the window-to-wall interface is where most of the risk lives.
Condensation between panes
Fogging inside the sealed unit means the glazing has failed and insulation value is gone.
Warped or corroded frames
Frames that no longer close or seal properly are past adjustment and repair.
Water entry at sills
Staining or damage below windows usually means the perimeter detailing has failed, not just the window.
Drafts and rising energy costs
Owners reporting cold rooms and high bills are describing a building-wide system at end of life.
Before we quote
Window, perimeter, or both: we find out first
- Unit versus perimeter diagnosis
This distinction decides between insert replacement, full-frame replacement, and repair. It is the most expensive question to get wrong. - Wall assembly integration
We review the assembly the new windows must integrate with, because a good window in a bad rough opening detail reproduces the original failure. - Mock-up first
The first unit is installed as a mock-up for approval before production begins.
Where the building has an envelope consultant we build to their details; where it does not, we document ours.
Scope of work
What a window program includes
- Full-frame or insert replacement across the building or by elevation
- Perimeter membrane and flashing integration with the existing wall
- Replacement of concealed damage found at rough openings
- Interior finishing: returns, casings and paint at each opening
- Patio and sliding door replacement in the same program
- Energy performance options priced as alternates
Systems and materials: vinyl, aluminum-hybrid and fiberglass-framed windows in double or triple glazing with low-E coatings, supplied by established BC manufacturers and selected for the exposure, the strata’s budget and any design guideline requirements. Patio and sliding doors are matched from the same product lines, and energy performance upgrades are priced as alternates so the council can weigh cost against savings.
What to expect
Owners stay home throughout
Owners get scheduled dates in advance, dust protection inside the suite, and secure closure of every opening the same day it is started.
1-3 /day
Typical production rate once underway and complete window delivery
1 day
Typical in-suite time per opening phase
Same day
Every opening securely closed the day it is started
Advance
Scheduled dates communicated to each unit ahead of time
For strata councils
Fair, transparent, and vote-ready
Window programs commonly involve a special levy vote, and owners ask hard questions about disruption and fairness. We give councils the answers in writing.
Per-unit scheduling plans
So owners know when their suite is affected and for how long.
Mock-up approval
The first installation is approved by council before production.
Scope boundaries
Clear documentation of common property scope versus owner upgrade options.
Concealed damage rates
Rot found at openings is repaired under pre-agreed unit rates, photographed and documented.
Recent work
Window projects in Metro Vancouver
Common questions
Window replacement FAQs
Glass or full-frame, which do we need?
Glass (IGU) replacement is cheaper and faster but keeps the existing frame and perimeter detailing. If the perimeter is part of the failure, full-frame is the honest answer. The assessment tells you which, with evidence.
Can owners choose different windows for their unit?
The building needs one consistent system on the exterior. Interior-side options and glazing upgrades can sometimes be offered as owner-paid alternates, managed through the strata.
What happens if you find rot around an opening?
It gets photographed, documented and repaired under pre-agreed unit rates in the contract, so the council sees exactly what was found and what it cost.
Does window replacement trigger other code requirements?
It can affect ventilation, glazing safety and guard requirements at low sills. We identify these during assessment so they are priced upfront, not discovered mid-project.
Get an engineer-informed assessment of your building
Tell us what your building is doing: the stain, the leak, the report recommendation. We will tell you what we would investigate first and what a realistic scope looks like. No obligation, and your council gets something in writing either way.