In a single-family house, replacing windows is a decision between you and your contractor. In a condo, a TIC or a two-to-six-unit building, there are more people involved. The neighbors share the facade. The association may own part of what you think of as “your” window. And the building may have rules about color, style or who’s allowed to work on it.
None of this makes the project hard, but it does change the order of things. Here’s how window replacement usually goes in San Francisco’s shared buildings.
Start with your CC&Rs and building rules
Before you get a quote, find out who is responsible for the windows. The answer is in your building’s governing documents, usually the CC&Rs, and sometimes in separate architectural or alteration rules. In a TIC, check the TIC agreement as well.
Look for three things:
Who owns and maintains the windows. In many associations, windows that serve only one unit are the owner’s responsibility to maintain and replace, but they’re still part of the building’s exterior, so the board controls how they look. Some buildings handle all window replacement as an association project. Others split it, with the association handling frames and the owner handling glass.
What approval you need. Most buildings require written approval from the board or architectural committee before any change to the exterior, including replacing windows with ones that look the same.
Whether there’s a building standard. Some associations have already picked a frame color, material and style for the whole building, sometimes even a specific product line. If yours has, it makes choosing much easier.
If the documents aren’t clear, ask the property manager or the board directly. It’s much easier than having to undo work later.
What the board or HOA usually asks for
Requirements vary from building to building, but most associations ask for some combination of:
- The window type, material and frame color, often with a product brochure or spec sheet
- Photos of the current windows and a note of which openings are being replaced
- Confirmation that the new windows will match the look of the rest of the building from outside
- The contractor’s license and proof of insurance, sometimes with the association named on the certificate
- The planned work dates and how the crew will access the building
Any licensed contractor should be able to give you the product details, license and insurance documents in writing. Ask for them at the estimate so you can send them straight to the board.
Why buildings care about matching
A facade with three different frame colors, or one floor of white vinyl between floors of dark aluminum, is the kind of thing that ends up in a board meeting. Matching also matters for resale value: buyers notice when a building looks patched.
That’s why many associations end up choosing one standard and sticking with it, even if owners replace their windows at different times. If your building doesn’t have one yet, it’s worth proposing it. Many multi-unit buildings in the city use white or tan vinyl windows because they’re practical and easy to match later. Others choose a specific Milgard line so every owner can order the same thing years apart.
Doing the work in an occupied building
Shared buildings come with a few practical things that single-family houses don’t:
Access. Upper-floor windows in a building with no rear yard access are usually replaced from the inside. Retrofit installation helps here, because the new window goes into the existing frame without anyone working on the exterior wall.
Neighbors. Let the people next door and below you know when the work is happening. Window replacement is noisier than people expect for the first hour of each opening, and there’s some dust.
Shared spaces. Old windows have to be carried out through hallways and stairs. We protect common areas and haul the old windows away, but it’s worth telling the manager in advance.
Parking and loading. In much of San Francisco there’s nowhere to put a truck. Good timing and a building that knows the crew is coming make the day much smoother.
Replacing windows across the whole building
When several owners or the whole building replace windows together, things often go better for everyone. The facade ends up uniform, there’s one round of approvals instead of six, and the installation is scheduled as one project instead of a series of visits over several years. It also tends to be more efficient, because the crew measures and installs everything in one go.
If you’re a board member or property manager planning a building-wide project, see our services for contractors and property owners.
Frequently asked questions
Do I need HOA approval to replace my condo windows?
In most associations, yes, even if the new windows look the same as the old ones. Check your CC&Rs and any architectural rules, and get written approval before you order.
Who pays for window replacement in a condo?
It depends on your building’s documents. In many associations, the owner pays for windows that serve their unit, while the board decides what they must look like. Some buildings treat windows as a shared cost.
Can I choose any window style for my unit?
Usually not for anything visible from outside. Most buildings require the frame color, material and style to match the rest of the facade. Inside finishes and glass options are often up to you.
Can windows be replaced from inside the unit?
In most cases, yes. Retrofit windows are installed into the existing frames from inside, which is how most upper-floor units in San Francisco get new windows.
Planning new windows for your unit or your building? Book a free estimate. We’ll measure, give you the product details your board will want to see, and plan the work around your building.
Ready for a Consultation?
Get a Free Estimate Today!
