New Windows Listings Across Greater Vancouver

Verify New Windows Against the Permit and the Invoice

New windows on a Greater Vancouver listing can describe a full frame replacement or a cosmetic insert dropped into an old opening, and only one of those solves the problem you are paying to avoid.

Ask the listing agent for the invoice and the permit record in the same request. A full replacement removes the old frame, exposes the rough opening and lets the installer see and correct rot before the new unit goes in. A retrofit insert leaves the original frame in place, which is faster and cheaper but hides whatever was failing behind it. The invoice usually says which was done, and the pricing on the work tells you as much as the description does.

In a strata the answer is different again. Windows are normally common property in BC, so an individual owner cannot simply replace them, and a building-wide project is funded through the contingency reserve or a special levy.

Check the Glass, the Frames and the Building Record

Look at the specification rather than the marketing word. Ask whether the units are double or triple glazed, whether the glass carries a low-emissivity coating, and what the frame is made of, since vinyl, fibreglass and thermally broken aluminium behave differently over time on the wet side of the real estate market here.

Then look for failure. Fogging or mineral staining between the panes means a blown seal, which is a glass unit replacement rather than a cleaning job, and it is easy to spot on a bright day. Ask whether the manufacturer's warranty transfers to you and request the paperwork. Where a strata completed a window project, request the minutes, the engineer's report and the levy history, and have your inspector check flashing, sealant and drainage at several openings before you remove subjects.