Are single pane windows bad? What buyers should ask for

What are the disadvantages of single pane windows?

Single pane windows are an energy problem: ENERGY STAR calls them "big energy wasters." If the glass is intact, ask for a credit sized to storm windows, the cheaper fix, but sellers often treat intact single pane as an upgrade rather than a defect, so rank that line below safety and function items on your request. If a pane is cracked, ask for new glass on that window.

Key takeaways

• The Environmental Protection Agency (EPA) puts the payback on certified low-e storm windows at about three years.
• Storms over metal-framed windows need thermal breaks, or the savings shrink.
• In a house built before 1978, the replacement bid should include lead paint precautions.

How serious is a single pane window finding?

It's a comfort and energy-bill issue. The window has one layer of glass. ENERGY STAR says these windows insulate poorly against cold and usually lack coatings that block summer sun, which raises air conditioning costs.

Two things make it more than a bill. In a house built before 1978, ENERGY STAR says a window installer "will likely have to take precautions due to possible lead paint," so ask for that in the bid. And in bedrooms, pick storm windows that open the way the window does, because ENERGY STAR notes those rooms may need an emergency escape window.

For the other lines in that part of your report, see exterior findings on an inspection report.

How much does single pane glass replacement cost?

Price depends on scope: new glass, a storm window over the old one, or a new window.

Kept prices every line of an inspection report for $79, usually under 4 hours, and marks the ones that need a professional quote.

Glass alone is the cheap job, but access moves its price. Matera Builders, a Jersey Shore window contractor, adds $100 to $300 when a third-story window needs a ladder or scaffolding.

Should you replace single pane windows or add storm windows?

Storm windows are the smaller ask. ENERGY STAR says modern storm windows cost a half to a quarter of what common replacement windows cost. A regular storm window cuts heat loss by conduction and radiation through a single pane wood window by roughly one-third, per the National Fenestration Rating Council. A low-e storm cuts it by at least half. EPA estimates the extra cost of certified low-e storms pays back in about three years.

Storms work best over working windows in good shape. If yours are rotted, don't open and close properly, or are damaged beyond reasonable repair, ENERGY STAR suggests new windows instead. Three more checks before you pick storms:

• Storms already there. If clear storms already cover the windows, EPA puts the extra savings from low-e storms at about $50 a year.
• Metal frames. Storms over metal-framed windows need thermal breaks, small non-metal separators, or the savings shrink.
• Historic district. Check that local preservation rules allow storm windows.

Here is the math for a house with 10 single pane windows, using Homewyse's national figures:

• Storm windows: 10 x $259 to $454 = $2,590 to $4,540
• New vinyl windows: 10 x $632 to $967 = $6,320 to $9,670

Homewyse's window figure leaves out repairs to the wall surfaces around each window. Ask whether the installer's written bid covers those. ENERGY STAR also notes that ordering at least 10 windows at once helps get the best price per window.

Who can price it before your deadline?

A glazier prices new glass. A window installer prices storm windows or new windows. Ask the installer whether your frames are sound enough for storms. Get a written bid that names the window count and scope. For how to get bids fast, see how to get repair estimates during the inspection period.

What should you ask the seller for?

Ask for a credit, not the work. New high-performance windows usually take 6 to 8 weeks, sometimes 12, to arrive after ordering, per ENERGY STAR. A credit lets you pick the fix and the installer after you move in.

Your request line names the scope, the trade and the bid: Install storm windows on 10 single pane windows, window installer, per attached bid. For cracked glass, name the window and use a glazier's bid. What to ask for after a home inspection covers where this line ranks, and the buyer repair request letter template covers the wording.

What if the seller says no?

Ask for part of the storm-window figure, or keep the windows as they are and budget for them. Your contract sets your deadline and your options after a refusal, so confirm both with your agent.

Is it worth replacing single pane windows?

It can pay off, but it is one of the pricier fixes in a house. ENERGY STAR says certified windows lower household energy bills by an average of 12%, and calls windows one of the more expensive things to replace. Certified windows have a full frame and at least two layers of glass.

Can you replace just one pane of glass?

Yes. A glazier removes the broken glass and old putty, sets a new pane and reglazes it. That is the job Homewyse prices per pane.

Ready to send?

If your report has more than the windows on it, upload it to Kept and spend your remaining days on the bids that matter.

Sources

• ENERGY STAR, High Performing Windows or Storm Windows
• ENERGY STAR, Storm Windows
• National Fenestration Rating Council, Storm Windows
• Homewyse, Cost to Replace Glass
• Homewyse, Cost to Install Storm Windows
• Homewyse, Cost to Install Replacement Windows
• Matera Builders, Window Pane Replacement Costs