ServicesCommercial Windows
Commercial Windows in Normandy Park
Drafty office windows, fogged storefront glass and frames that leak in the rain cost you comfort and heat. We replace windows in small commercial buildings, and one person handles your job from the first walk-through to the final cleanup, working around your hours.
Window work that fits how your business runs
We work on offices, retail shops, clinics and other small commercial buildings. That includes aluminum storefront frames, fixed and operable windows in office suites, and the insulated glass units that sit inside them. Some jobs are a few failed panes. Others are a full row of windows that are past saving.
The difference from residential work is the schedule. You have customers, staff and a lease to think about. Before we start, your contact works out with you which openings get done when, whether that means early mornings, a slow weekday or a few windows at a time, so the building stays usable and secure each night.
We are licensed, insured and bonded, which matters to building owners and landlords who need paperwork in order before anyone climbs a ladder on their property.
What a commercial window job includes
- Site walk-through and measuring
- We look at every opening, check frames for rot or corrosion, and measure each one. You get photos of anything we find that affects the job.
- Glass and frame options explained
- We go over thermally broken aluminum, vinyl and fiberglass frames, plus low-e coatings and tinted glass for sunny storefronts. You hear the tradeoffs plainly, including when the cheaper option is fine.
- Safety glazing where code calls for it
- Glass next to doors, near the floor and in some large panels has to be tempered or laminated. We spec it correctly so the job passes inspection the first time.
- Permits and energy code
- Commercial window changes often need a permit and have to meet the Washington State Energy Code. We pull the permit and handle the inspection scheduling.
- Installation, sealing and cleanup
- Each opening is flashed and sealed against wind-driven rain, then trimmed out. We haul away the old units and leave the floor and sidewalk clean before your next customer walks in.
Signs your building's windows need attention
Fog between the panes
Cloudy or streaked glass that will not wipe clean means the seal on the insulated unit has failed. Often the glass unit alone can be replaced, and we will tell you if that is the case.
Cold spots near the glass
If staff move desks away from the windows every winter, the frames are likely losing heat. Single-pane or non-thermally broken aluminum is a common culprit.
Water stains and peeling paint
Stains on sills or ceiling tiles below a window point to failed seals or flashing. Months of Puget Sound rain will find any gap, and the damage behind the wall grows quietly.
Windows that stick or won't lock
Operable windows that jam or will not latch are a security problem for a business that sits empty overnight.
Faded merchandise and glare
Sun through clear glass fades displays and makes screens hard to read. Newer low-e or tinted glass cuts that down noticeably.
How the job runs from first call to cleanup
- 1
Phone call and consultation
Give us a ring, tell us about the building and what the windows are doing, and we'll pick a day for a walk-through. That visit and your quote cost nothing, and you're under no obligation to move forward.
- 2
Written estimate and schedule
You get a line-item estimate and a proposed work schedule built around your business hours. The same person who walked the building answers your questions from here on.
- 3
Ordering and permit
Commercial glass is often made to order, so we confirm lead times with you and pull any needed permit while the units are being built.
- 4
Install day
We protect floors and fixtures, keep a clear path for customers or staff, and close up each opening before we leave. Most installs finish in a single day, and larger buildings are phased to match the schedule you approved.
- 5
Walk-through and warranty
We check every window with you, clean up and explain the 10-year workmanship warranty that covers our installation.
What affects the cost of commercial windows
We don't use a rate sheet for commercial work, because no two buildings have the same openings, framing or access. Your price comes from the walk-through, and the written estimate breaks out each opening and each line item so you can see where every dollar goes. Flexible payment options are available.
- Number and size of openings
- Large storefront panels and tall office windows need heavier glass and sometimes an extra crew member or lifting equipment.
- Frame material and glass type
- Thermally broken aluminum, laminated safety glass and low-e or tinted coatings each add cost, and each pays you back in a different way.
- Condition of the framing
- Rot, corrosion or water damage that shows up once the old frame comes out has to be fixed. We send you photos and talk it over before doing any extra work.
- Access and scheduling
- Second-story windows, narrow sidewalks and after-hours work all change how much labor time a job takes.
- Permit and code requirements
- Permit fees and energy code upgrades vary by project, and they appear as their own lines on your estimate.
Commercial window questions
Something not covered here? (206) 222-6377
Do I have to close my business while you work?
Usually not. We plan the order of work around your hours and secure each opening before we leave for the day. Some owners like early starts or a quiet weekday, and we settle the schedule with you during the consultation.
Can you replace just the glass instead of the whole window?
In many cases we can. When the frame is solid and only the insulated glass unit has fogged or cracked, a new glass unit is the cheaper and quicker fix. We look at each opening and give you a straight answer on which route fits it.
I lease my space. Who should call you?
Either the tenant or the building owner can call, though the owner usually has to sign off on the work. We're glad to talk with both of you, and your contact keeps everyone in the loop so nobody is left guessing.
What paperwork can you provide for the building owner or property manager?
Before work starts, we can send proof of our credentials and coverage to whoever needs it on file. You also receive the written, line-item estimate and the permit details for your records, plus warranty information once the job is done.
Do you work on commercial buildings outside Normandy Park?
Yes. We take commercial window jobs in Burien, SeaTac, Des Moines, Tukwila, Kent and nearby communities. The Service Areas page lists where we work.
Talk through your building with one person who sees it through
Tell us what is going on with your windows, and we will set up a walk-through. The quote is free, and the same contact stays with you until the last window is in and the site is clean.