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Window upgrade in 10 unit townhouse community

Started by JasmineC1 • 13 replies • 83 views

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JasmineC1 (California)
Posts: 7
Posted:
Has anyone gone through deciding how to go about updating the windows if the complex is old but windows are responsibility of the owners? Did you allow owners to upgrade on their own time and how was it to justify that?

I'm on the board and trying to ask to develop guidelines for window replacements as my windows leak, don't close, and the seals are all broken and we are working on a bigger project to replace sections of siding. However, there is one board member that insists that everyone needs to change their windows at the same time (and everyone listens to him by default) and wants me to measure everyone's window to get everyone the cost they would need to pay. This is totally unreasonable to me. They could not get past allowing individuals to upgrade windows so I was not even able to present window options I researched.

Our building is coming up on 50 yo and the building is not well maintained so it's frustrating to me how there is such high standards for uniformity yet at the same time using that has a reason to not maintain the building (because it's too expensive and they don't want to do it in phases because then it wouldn't look uniform between phases)
TimB4 (Tennessee)
Posts: 21,115
Posted:
Quote:
Posted By JasmineC1 on 08/05/2026, 8:06 PM

Did you allow owners to upgrade on their own time and how was it to justify that?

Short answer is, yes. Unless the windows themselves were broken (meaning panes of glass) the owner decided when to replace.

I lived in a town home for over 20 years where the owners were responsible for the windows.
This was in Northern VA and the windows were wooden frame windows (likely on the home when they were built in the 80s).
I never opened them. I kept them painted and the screens in good condition.

I finally replaced about year 25 of my ownership.

Leave it alone and let the owners decide when they can afford to, and want to, replace windows.

TimB4 (Tennessee)
Posts: 21,115
Posted:
The Board should make sure that they are not exceeding their authority.

Typically, the covenants say the owner must maintain the property in good order and repair.

I have never seen covenants that specify owners must replace their windows, even if they are in good order and repair, every x years or when the Board so determines.
ElleN (Idaho)
Posts: 1,392
Posted:
In my opinion --

-- Uniformity of windows does improve appearance mightily.

-- True, the covenants say the owners are responsible for the cost.

-- But the Board (1) has the power to decree (within reason) when a window is unsightly and (2) has the right and obligation to only approve new windows that are attractive to the building as a whole.

-- There are circumstances where I could support phases for renovations. I might very well support phases for the windows.

I need more information to determine whether requiring all owners to replace their windows, all at once or possibly in phases, and with only one design being approved by the board, is appropriate.

Are the windows currently unsightly? What percentage of the windows do not work well?
SheliaH (Indiana)
Posts: 6,980
Posted:
I live in a townhouse and had kicked around replacing my windows - until I hot estimates that were all over the place! Like you, owners are responsible for windows, but the board has to pre- approve the work because it's an exterior change that everyone can see.

Usually, this isn't a problem because the board is usually looking for something that's compatible with the overall look of the community and that's not necessarily the same as cookie cutter. Especially since some homes are 1 story, others 2 story, some with brick fronts like mine and others vinyl.

Unless the association wants to help homeowners pay for the work, I say let the homeowners figure it out. They might pay more attention when they notice their energy bill is increasing because of drafts or the immediate neighbors get theirs done, leaving them as the only unit in that group with jacked up windows.

As for the board member who wants YOU to measure the windows, he can do it himself if that's important to him. In fact, if he wants all this done at once, let him do the work in finding a preferred contractor who might be willing to offer some sort of discount if X amount of windows are done at the same time, such as all windows on the front or side of the building. People may listen to him on most things but in this case, I think its safe to say he'll be ignored
If it is not right do not do it; if it is not true do not say it. Marcus Aurelius
JasmineC1 (California)
Posts: 7
Posted:
I would say 1/3 probably are unsightly though not all worst windows are visible from the common areas. I do not know what percentage do not work but the thermal insulation is so poor that the people think that we have single pane windows when we actually have old style double pane windows (confirmed by a window contractor). About 1/2 of my windows/sliding doors do not close completely or have condensation due to broken seals.
BryonW (Massachusetts)
Posts: 69
Posted:
At my property, unit owners are responsible for the cost of replacement, but we are very strict about approval. We require that "new windows must be identical to the existing windows in terms of: size, color, lite pattern, molding, and operation"

If you are curious, here is a full PDF copy of our policy (this copy is sanitized to remove all names - as per site requirements!):
https://user.fm/files/v2-58ae36f26fb1d3139c112cf4f8e4884e/Window%20Repair%20and%20Replacement%20v1%20-%20sanitized.pdf

I will note: my property is subject to historic regulations - we are listed on the National Register of Historic places. So our policy is probably more strict that what would make sense at many other properties. But I do think that at any property - historic or not - the board needs to exercise just enough control to prevent unit owners from putting in really bad windows that make the place look ugly.

For anyone who doubts that bad windows can really ruin the character of a building... see 2 good sources:

1) National Park Service Preservation brief #17:
https://www.nps.gov/orgs/1739/upload/preservation-brief-17-architectural-character.pdf

2) "Windows: the eyes of a building" - Capitol Hill Historic District guidelines:
https://chrs.org/wp-content/uploads/2013/04/09_CHRS_Windows.pdf


ElleN (Idaho)
Posts: 1,392
Posted:
Hi JasmineC,

Is the intent at present for the HOA to hire the contractor and oversee the installation?

If so, then a number of legal problems do arise.

First, the HOA is insisting (in violation of the covenants) that its contracted work crew have access to each unit. I personally would not be wild about giving access to my unit when the board is violating the covenants. Second, because the HOA is contracting for the work, the HOA takes on all the liability for any problems with the windows. Third, because the covenants say each unit owner is responsible for his/her unit's windows, legal disputes over who is responsible for what can arise.

I suggest you try to get your board to get the advice of an attorney regarding the violation of the covenants that is being proposed.

On the other hand I will confess that experience with condos and townhomes and the fact that this is a mere ten units makes me lean towards just getting the job done in its entirety. Condo owners en masse tend to resist paying for repairs they do not see as life threatening. They love pushing maintenance down the road.

Sometimes a board has to bully people to maintain property values. And yet, is it really bullying? The maintenance of much of a condo/townhomes' property is a board's responsibility. Anyone not liking it can get on the board themselves.
ElleN (Idaho)
Posts: 1,392
Posted:
JasmineC1, here is a possible ace in the hole:

Ask the board to ask the HOA insurer to approve of using a HOA-hired contractor to work on the windows, in violation of the covenants, and pointing out that the windows are each owner's responsibility.
JasmineC1 (California)
Posts: 7
Posted:
Quote:
Posted By SheliaH on 08/06/2026, 11:50 AM

As for the board member who wants YOU to measure the  windows, he can do it himself if that's important to him.

The reality is he doesn't really care about keeping the complex in good condition as he's been there the whole time and the complex has a lot of deferred maintenance. Long story short, I've only been here for 3 years and I do everything in the HOA and owners don't care much to push for repairs until they are about to sell because no one wants stir the pot or to be responsible for doing the work.
JasmineC1 (California)
Posts: 7
Posted:
Quote:
Posted By BryonW on 08/06/2026, 1:06 PM

If you are curious, here is a full PDF copy of our policy (this copy is sanitized to remove all names  - as per site requirements!):https://user.fm/files/v2-58ae36f26fb1d3139c112cf4f8e4884e/Window%20Repair%20and%20Replacement%20v1%20-%20sanitized.pdf
I will note: my property is subject to historic regulations - we are listed on the National Register of Historic places. So our policy is probably more strict that what would make sense at many other properties. But I do think that at any property - historic or not - the board needs to exercise just enough control to prevent unit owners from putting in really bad windows that make the place look ugly. 
For anyone who doubts that bad windows can really ruin the character of a building... see 2 good sources:
1) National Park Service Preservation brief #17:https://www.nps.gov/orgs/1739/upload/preservation-brief-17-architectural-character.pdf
2) "Windows: the eyes of a building" - Capitol Hill Historic District guidelines:https://chrs.org/wp-content/uploads/2013/04/09_CHRS_Windows.pdf


Thank you for sharing. This is interesting to read. We are far from historical but I would choose to have a standard window guidline that would not be too far off what we have now.
JasmineC1 (California)
Posts: 7
Posted:
Quote:
Posted By ElleN on 08/06/2026, 2:23 PM

On the other hand I will confess that experience with condos and townhomes and the fact that this is a mere ten units makes me lean towards just getting the job done in its entirety. Condo owners en masse tend to resist paying for repairs they do not see as life threatening. They love pushing maintenance down the road.
Sometimes a board has to bully people to maintain property values. And yet, is it really bullying? The maintenance of much of a condo/townhomes' property is a board's responsibility. Anyone not liking it can get on the board themselves.

Thank you for your thoughts so far. I would love to get all the windows done but unfortunately we are the type of community that like to resist paying for repairs or be ok with whatever, including the other board members. I can try the liability argument but I am curious if there is anyone that has had troubles not upgrading all at once.
TimB4 (Tennessee)
Posts: 21,115
Posted:
Quote:
Posted By JasmineC1 on 08/06/2026, 2:55 PM

I would say 1/3 probably are unsightly though not all worst windows are visible from the common areas.

Unsightly is a subjective term (what might be unsightly to me might not be unsightly to you).
Can you be more specific?

I will say that in my last Association, a push was made to have all storm doors look the same (basically, the wife of a board member wanted them all to look like theirs).
My storm door had been on the house when I purchased the property (some 15 to 20 years earlier).
The Association specified in the disclosure statement that there were no violations on the property when it was purchased.
The door was well maintained, meaning painted when needed, clean and operated smoothly.
I questioned why I had to spend money to replace a door that worked.
Long story short - that one act is why I got involved in the Association, informed the membership of what was happening and board members were replaced.



JeffT2 (Iowa)
Posts: 897
Posted:
Some contractors skip steps, such as making a sill pan for the replacement window.

From Google:

Windows should be installed according to ASTM E2112 (Standard Practice for Installation of Exterior Windows, Doors and Skylights), which requires preparing a plumb and square rough opening, constructing a continuous sill pan for drainage, and layering flexible flashing tape in a strict shiplap sequence to prevent water intrusion.

Because ASTM E2112 is the globally recognized industry standard for installing exterior windows, doors, and skylights, demonstrating that your installer failed to follow it provides strong, objective evidence of negligence or breach of contract.

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