Doors and Windows - Balance rods in double pane windows
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Jaxbrad
06-06-04, 07:00 AM
I've purchased a 4.000 sf duplex that has two kinds of aluminumn framed, double paned windows. At least 20 of them need what I've learned are called "balance rods." I've worked with double hung wooden sash windows, but never with these alum guys.
Can anyone give me some pointers on how one goes about replacing these balance rods?
Thanks. :confused:
Can anyone give me some pointers on how one goes about replacing these balance rods?
Thanks. :confused:
lefty
06-06-04, 11:33 PM
The "balance rods" have to be sized to the sash that they are controlling. It's not a "one size fits all" thing. Take the measurements of each sash to a local glass shop. They will fix you up with the proper tensioners for each window.
Having said that, IF it were me, I wouldn't mess with it! I would simply bite the bullet and retrofit ALL the windows with new vinyls. You are going to put about 100 hours into these old windows, plus the cost of the parts. Your tenants will STILL have crappy windows that are costing them a small fortune in utility bills (which makes it harder for them to pay you the rent). You mentioned "at least 20" windows" -- let's figure that there are 30 windows total. At $300 a hole, that's $9K. (For a job this size, $300 per is probably a bit high.) The new windows will reduce the load on your heating and A/C systems -- extending their life by 15% to 20%. You have increased the value of the property by $10K, maybe more. And your tenants will be seeing a savings in their utility bills of about 20% to 25%. Plus, there MIGHT be some utility rebates available for you. Bump the rent $25 or $30 a month. In 4 or 5 years, the windows are paid for. In 8 or 10 years, you have doubled your money. The tenants are happy -- their TOTAL cost of living (rent plus utilties) is lower. And your HVAC units last 1/3 longer. WIN/WIN!!!
Having said that, IF it were me, I wouldn't mess with it! I would simply bite the bullet and retrofit ALL the windows with new vinyls. You are going to put about 100 hours into these old windows, plus the cost of the parts. Your tenants will STILL have crappy windows that are costing them a small fortune in utility bills (which makes it harder for them to pay you the rent). You mentioned "at least 20" windows" -- let's figure that there are 30 windows total. At $300 a hole, that's $9K. (For a job this size, $300 per is probably a bit high.) The new windows will reduce the load on your heating and A/C systems -- extending their life by 15% to 20%. You have increased the value of the property by $10K, maybe more. And your tenants will be seeing a savings in their utility bills of about 20% to 25%. Plus, there MIGHT be some utility rebates available for you. Bump the rent $25 or $30 a month. In 4 or 5 years, the windows are paid for. In 8 or 10 years, you have doubled your money. The tenants are happy -- their TOTAL cost of living (rent plus utilties) is lower. And your HVAC units last 1/3 longer. WIN/WIN!!!