ServicesCommercial Windows
Commercial Windows in Shoreline
We replace and repair windows on storefronts, small offices, clinics and mixed-use buildings. We measure every opening, check the framing and sealant joints, and tell you which units need new glass, which need new frames and which can wait. Work is planned around your hours so your doors stay open.
When commercial window work is the right call
Most small commercial buildings around here were glazed with aluminum storefront framing or basic sliding units decades ago. Older aluminum frames have no thermal break, so the metal runs cold straight through. In a damp Puget Sound winter that cold frame pulls moisture out of the air, and you get condensation running down the glass, pooling on the sill and staining the interior finish below it.
The other common failure is the insulated glass unit itself. The edge seal between the two panes breaks down with years of sun and temperature swings, the gas fill escapes, and moisture gets inside. Once the glass fogs from within, cleaning will not fix it. Sometimes a new unit in the existing frame is enough. Sometimes the frame, gaskets and sealant joints are worn out too, and full replacement costs less over time than repeated patching.
Replacing commercial glazing in Shoreline generally means a building permit and meeting the Washington State Energy Code, which sets tighter limits on heat loss than many older units can reach. We handle the permit and spec the glass so it passes inspection the first time.
What we handle on commercial window jobs
New insulated glass in sound frames
When a frame is still solid, we replace only the fogged or cracked insulated unit. Each one is made to the measured opening, with a spacer and low-E coating chosen for how that wall faces the sun.
Thermally broken frame replacement
Old aluminum that sweats and leaks comes out, and thermally broken frames go in. A polyamide or resin strip splits the inside metal from the outside metal, which breaks the cold path that causes condensation.
Code-required safety glass
Code often calls for tempered or laminated glass in panes beside a door, in glass that comes down low toward the floor and in oversized lites. We review every location, order glass that matches the requirement and check that each pane carries its permanent safety mark.
Office and upper-floor windows
We replace fixed and operable units above shops and in small office buildings, including openings that need a lift or staging to reach safely.
Sealant, gasket and flashing repair
A lot of leaks come from cracked perimeter sealant or shrunken glazing gaskets rather than the glass. We cut out the failed joints, set new backer rod and sealant, and fix the sill flashing so water drains out of the wall.
Warning signs in your building's windows
Cloudy glass that will not wipe clean
A milky film or beads of water trapped inside a double-glazed unit tell you the edge seal has let go. Most of the insulating value is lost, and no amount of cleaning will clear it.
Wet sills every morning
Heavy condensation on aluminum frames usually means there is no thermal break. Left alone, it rots wood trim, peels paint and can grow mold behind wall finishes.
Streaks under the storefront
Dark stains on the wall or floor beneath the glass usually lead back to failed sealant or clogged weep holes in the sill.
Cold seats by the glass
When staff or customers avoid the spots near the windows, or the HVAC struggles to hold temperature, the glazing is leaking more heat than it should.
Cracks and chips
A crack in tempered or insulated glass tends to grow. In a space open to the public it is also a safety concern, so replacing it early is the better move.
Sashes and vents that bind
Worn hinges, operators and locks make operable units hard to close and lock at the end of the day. In some cases only the hardware needs replacing.
How a commercial window job runs
- 1
Site walk and measurement
We look at every opening, inside and out, and note frame type, glass type, sealant condition and access. You get photos of what we found.
- 2
Written line-item estimate
The estimate lists each opening and whether it gets new glass, a new frame or repair work, so you can phase the job if the budget calls for it.
- 3
Permit and ordering
We pull the permit and order units built to the measured sizes. You get a realistic install schedule once the order is confirmed.
- 4
Installation around your hours
We plan work for early mornings, closed days or one section at a time so the business keeps running. Floors and fixtures are covered, and any open opening is secured before we leave.
- 5
Inspection and cleanup
We remove old glass and frames from the site, clean the new glazing and walk the job with you before the final inspection.
What affects the cost of commercial windows
Every building is priced from its own openings, so we measure before we quote. The biggest swing is whether the existing frames can stay. We offer flexible payment options, and the estimate shows each opening so you can see exactly what you are paying for.
- Glass only or full frame
- Replacing an insulated unit in a sound frame costs far less than removing and reframing the whole opening.
- Glass type and size
- Tempered, laminated, tinted and low-E glass each add cost, and large storefront panes need more handling and equipment.
- Access and height
- Ground-floor storefronts are straightforward. Upper floors may need a lift, staging or sidewalk protection.
- What is behind the frame
- Rotted blocking, corroded anchors or water-damaged framing has to be repaired before new frames go in, and we show you photos before doing that work.
- Permit and scheduling
- Permit fees and after-hours or phased work to keep you open both factor into the final number.
Questions building owners ask about commercial glazing
Something not covered here? (206) 895-6266
Will we have to close while the windows are replaced?
Most businesses stay open. We can take one bay of storefront at a time, start before you unlock the doors or do the work on a day you are already closed. Any opening left overnight is boarded or temporarily glazed so it is secure and keeps the weather out.
Is a permit required for new storefront glass?
Replacing commercial glazing generally needs a building permit, and the new units must meet current energy code and safety glazing rules. We file the permit and book the inspection as part of the job, so you are not chasing paperwork.
Can the fogged units go into my existing frames?
Often, yes. If the frames are straight, the anchors are tight and the gaskets can be renewed, a new insulated unit is usually the practical repair. If the aluminum has no thermal break and drips condensation every winter, we will say plainly that new glass by itself will not cure the sweating.
How do you choose the glass for each opening?
We look at which way the glass faces and where it sits. Openings facing south or west tend to need a low-E coating that holds back solar heat, while panes beside doors or down near the walking surface usually have to be tempered or laminated. You get a recommended spec for every opening with the reason behind it.
Which areas do you cover for commercial work?
Along with Shoreline, we handle commercial window jobs in Edmonds, Lynnwood, Mountlake Terrace, Lake Forest Park, Kenmore and the nearby north end of Seattle.
Get a clear plan for your building's glass
Tell us how many openings you have and what you are seeing. We will set up a site walk and give you a free, no-pressure quote with every opening listed.