ServicesCommercial Windows
Commercial Windows in Edmonds
We replace and repair windows in storefronts, small offices and older commercial buildings. We find what past repairs left behind, give you a written quote and schedule the work so your doors stay open. We're licensed, insured and bonded.
Windows for buildings that have been patched before
Most small commercial buildings didn't get their windows all at once. One owner swapped the front glass, another added a vinyl unit upstairs, and somebody caulked over a rotten sill and moved on. By the time we show up, there can be four kinds of frames on one wall.
We look at each opening and tell you plainly what it needs. Sometimes that's a new insulated glass unit in a sound frame. Sometimes the frame is done and the whole window should come out. You get a straight answer and a price for each line, not one big number.
We handle storefronts, office suites, upper-floor units in mixed-use buildings and small retail spaces. If you also have tired doors at the entry, ask about our entry doors work on the same visit.
What the work covers
- Storefront and display glass
- We replace large front panes and the stops and gaskets that hold them. Glass near doors and low to the floor gets safety glass where code calls for it.
- Office and upper-floor windows
- Old single-pane aluminum and worn-out vinyl units get swapped for insulated windows that close tight and lock.
- Fogged glass units
- If the frame is still good, we can often replace just the sealed glass and save you the cost of a full window.
- Frame and sill repair
- When an old window comes out, we check the opening for soft wood, rusted fasteners and gaps. We fix what we find before the new unit goes in, and we show you photos first.
- Sealing and flashing
- Every new window gets flashed and sealed to the wall so rain stays outside. Damp Puget Sound winters find any weak spot, so we don't skip this part.
Signs your building's windows need work
Fog between the panes
Cloudy glass means the seal has failed. The window loses most of its insulating value and it won't clear up on its own.
Water on the sills
Drips, stained drywall or swollen trim under a window usually point to failed sealant or a leak in the frame.
Drafty desks and cold corners
If staff move their chairs away from the glass every winter, air is getting in around the frames.
Windows that won't open or lock
Painted-shut sashes and broken latches are a security problem and can be a ventilation problem too.
A patchwork of past repairs
Mismatched frames, plywood infill or layers of caulk tell us earlier fixes were short-term. It's worth knowing what's under them.
How a commercial job runs
- 1
Walk-through and free quote
We measure every opening, look at the frames and note anything hidden behind old trim. You get a written, line-item quote with no pressure to sign.
- 2
Scheduling around your hours
We plan the work around when you're open. Bigger jobs can be split into phases so only part of the space is affected at a time. We pull permits when the job needs them.
- 3
Install day
We cover floors, shelves and displays near the work area. Each old window comes out, the opening gets checked and repaired, and the new unit goes in, gets flashed and gets sealed before we move on.
- 4
Cleanup and final check
We haul away the old windows and debris, then walk the job with you. We test every sash and lock and point out anything you should know about.
What sets the price
No two buildings are alike, so we price each opening after we've looked at it in person. Your quote is free and broken out line by line, with each window and each repair listed on its own. If spreading out the cost helps, ask us about flexible payment options.
- Size and number of openings
- Big storefront panes and long runs of windows cost more in glass and labor than a few standard office units.
- Glass type
- Tempered safety glass, insulated units and low-E coatings each change the cost. Code sets some of this, and we'll tell you which parts are required and which are optional.
- What's behind the old window
- Rot, rusted fasteners or a poorly framed opening add repair work. We show you what we found before doing anything extra.
- Access and timing
- Second-floor windows may need a lift. Work scheduled before or after your open hours can also affect the price.
Commercial window questions
Something not covered here? (425) 517-3592
Can you work while my business is open?
Usually, yes. We schedule around your busy times and work one area at a time. Openings are never left exposed overnight. We'll talk through the plan with you before we start.
How long will the job take?
Most of our installs are finished in a single day. Larger buildings or jobs with frame repairs may be done in phases over a few days. Your quote will spell out the schedule.
Should I repair or replace?
If the frames are solid and the problem is fogged glass or broken hardware, repair is often the smarter spend. If the frames are rotted, warped or leaking, replacement makes more sense. We'll tell you which, opening by opening. For smaller fixes, see our window repair page.
Do I need a permit for this kind of work?
It depends on the job. Swapping a sealed glass unit usually doesn't, while changing a storefront opening or the window size often does. When the work needs a permit, we pull it and handle the inspection. We'll tell you up front which way your job falls.
What warranty comes with the work?
Our installs come with a 10-year workmanship warranty. If something we installed wasn't done right, we come back and make it right.
I lease my space. Can you still help?
Yes. Many landlords need to approve window work, so we give you a written quote you can pass along. We can talk with the owner or manager about the scope too.
Let's look at your building
We'll walk the openings, check what earlier repairs left behind and give you a written quote. There's no charge and no pressure.