What commercial window replacement involves
Commercial window replacement falls into two scopes, and the right one is decided at the site survey.
Glass-only replacement (reglazing). The frame stays and the glass is replaced. This is the usual answer for a broken storefront lite, a cracked door panel or an insulated glass unit that has fogged between the panes because its seal has failed. The glazier removes the stops or glazing beads, takes out the old glass, sets the new lite on setting blocks, replaces gaskets or glazing tape, and reseals.
Full window or frame replacement. The frame is removed and a new unit is set in the opening. This applies where frames are corroded, rotted or leaking, where hardware cannot be repaired, or where the operator is upgrading for energy performance or impact resistance. The work covers removing the old unit, inspecting the opening for water damage, anchoring the new frame, flashing and air sealing the perimeter, sealant joints inside and out, and interior trim.
In both scopes the glass is usually made to order. The glazier measures each opening and records the glass makeup: thickness, whether it is tempered, laminated or insulated, any low-emissivity coating or tint, and the finish of the frame. Until the new glass arrives, a broken opening is secured with emergency board up or temporary glazing. Storefront work at street level is covered in more detail on the storefront glass repair page.
Codes, standards and requirements for commercial glass replacement
Safety glazing. The federal safety standard for architectural glazing materials, 16 CFR Part 1201, applies to glazing in doors, storm doors, sliding glass doors and shower and bathtub enclosures. Glazing is tested under ANSI Z97.1-2015. Doors with no single piece of glazing larger than 9 square feet on one side fall in Category I; doors with a larger piece fall in Category II. The rule sets labeling requirements and defines a permanent label as one that remains legible and visible after installation and would be destroyed if removed, such as a sandblasted, acid-etched or hot-stamped mark. Locally adopted building codes can require safety glazing in other locations as well, and the authority having jurisdiction decides what applies. Replacement glass is ordered to match or exceed the safety rating of the glass it replaces.
Energy performance ratings. National Fenestration Rating Council (NFRC) labels and certificates document U-factor, solar heat gain coefficient (SHGC), visible transmittance and air leakage. According to NFRC, jurisdictions enforcing the energy code can rely on NFRC labels or certificates to determine whether fenestration meets state or local requirements, and an NFRC Commercial Label Certificate documents the ratings of the products installed on a commercial building. Whether a replacement must meet the current energy code is decided by the local code official, often depending on whether glass only or whole units are replaced.
Lead-safe work in older buildings. Under the EPA Renovation, Repair and Painting (RRP) Rule, window replacement is always covered, regardless of how much paint is disturbed, and does not qualify for the minor repair exception. The rule applies to pre-1978 housing and to child-occupied facilities, which can be in commercial buildings. A child-occupied facility is a pre-1978 building or part of one visited regularly by the same child under 6, on at least two days in a week, at least 3 hours a day, at least 6 hours a week and at least 60 hours a year. Renovation firms must keep RRP compliance records for 3 years after the work is complete.
Fall protection. Removing a window on an upper floor creates a wall opening. OSHA 29 CFR 1926.501(b)(14) requires protection where the outside bottom edge of a wall opening is 6 feet or more above the lower level and the inside bottom edge is less than 39 inches above the walking surface.
Hurricane regions. The Insurance Institute for Business and Home Safety (IBHS) recommends windows and doors with glass tested to ASTM E1996 for small missile impacts. In Miami-Dade County, structural glazing on threshold buildings must be inspected at least every 5 years by a qualified licensed professional, and the county’s guidelines cite Florida Building Code section 2415.5.2.2, which requires structural glazing adhesives and sealants to be 100 percent silicone.
Preventive maintenance schedule for commercial windows
Planned checks find failed seals, loose stops and cracked glass before they become leaks, injuries or an unsecured storefront. A schedule also keeps each opening’s glass makeup on file, which shortens the time needed to order replacement glass, and every visit adds to the location’s record.
| Task | Recommended frequency | Basis |
|---|---|---|
| Walk-through of storefront, display and window glass for cracks, chips, fogged insulated units and loose stops | Quarterly | Facility First program default, adjusted per site |
| Check perimeter sealant, glazing gaskets and weep holes; quote repairs as found | Annually | Facility First program default, adjusted per site |
| Confirm the glass makeup and dimensions of every opening are on file | Annually, and after any replacement | Facility First program default, adjusted per site |
| Photograph the safety glazing label on replacement glass in doors | At each replacement | Labeling under 16 CFR Part 1201; Facility First program default, adjusted per site |
| File the NFRC label or Label Certificate for replacement units | At each replacement | NFRC labels and certificates; Facility First program default, adjusted per site |
| Confirm storm shutters or panels are on site and operable, where used | Annually, before storm season | Facility First program default, adjusted per site |
| Structural glazing facade inspection for threshold buildings in Miami-Dade County | At least every 5 years | Miami-Dade County Structural Glazing Facade Inspection Guidelines |
| Keep RRP records for window work in pre-1978 child-occupied facilities | Retain 3 years after each job | EPA, 40 CFR 745.86 |
The authority having jurisdiction, the manufacturer and the property’s insurer can require more frequent service, and each location’s schedule is set in its program and recorded on every visit.
Signs a window needs replacement
- Fogging or moisture between the panes of an insulated glass unit
- Cracks, chips or run cracks spreading from an edge
- Water stains on the sill, wall or ceiling below the window
- Drafts, or sealant that has cracked or pulled away from the frame
- Corroded or rotted frames, or hardware that will not close and lock
- Glass in doors with no visible safety glazing label
Records to keep
- Opening schedule: location, dimensions, glass makeup, frame finish and hardware
- Photos of the safety glazing label and the NFRC label or certificate
- Permits and inspection sign-offs, where required
- RRP records for work in pre-1978 child-occupied facilities
- Warranty documents for the glass, insulated unit seal and frame
- Before and after photos of every job
How Facility First runs window replacement across a portfolio
- Request. The location submits a request with photos; urgent breakage is flagged at intake.
- Make safe. Broken openings are boarded or temporarily glazed first. Where a broken window leaves a location unsecured, McCray can post an officer until the work is complete (Security by McCray).
- Measure and quote. A vetted provider measures, confirms the glass makeup and quotes. Work within the client’s approval limits proceeds; anything above is sent for approval (see what NTE means).
- Install. The provider sets the glass, checks labels and seals the perimeter.
- Close-out. Photos, labels and warranty details are uploaded to the location’s record.
- Verification and invoice. Facility First checks the work against the request and invoices in one format.
Deferred window repairs tend to become water damage; see deferred maintenance.
What affects the cost of commercial window replacement
- Glass-only replacement or full frame replacement
- Glass size, thickness and makeup (tempered, laminated, insulated, coated or tinted)
- Impact-rated glass in hurricane regions
- Access: ground floor, lift or suspended platform
- After-hours work and temporary board-up while glass is made
- Permits and energy code requirements
- Lead-safe work practices in pre-1978 child-occupied facilities
- Matching existing tint and frame finish across a portfolio
Window replacement for retail stores, restaurants and offices
Retail stores. Storefront glass is usually replaced after hours, with window displays removed and protected first. Shopping center landlords often set approved contractors, work hours and storefront appearance rules.
Restaurants. Glass breakage near food preparation areas means food and surfaces in the work zone are covered or removed, and work is scheduled outside service.
Offices. Upper-floor replacement needs building management approval, lifts or platforms and fall protection, and work in occupied space is phased by floor.
Frequently asked questions
Can just the glass be replaced instead of the whole window?
Yes, when the frame is sound. Fogged insulated units, cracked lites and broken storefront glass are usually replaced in the existing frame.
Does replacement glass in a door need to be safety glass?
Yes. The federal standard in 16 CFR Part 1201 covers glazing in doors, and local building codes add other locations. Replacement glass is ordered to match or exceed the safety rating of the original.
Do commercial window replacements need a permit?
It depends on the jurisdiction and the scope. The local building department decides whether glass-only or full-unit replacement needs a permit and whether current energy code values apply.
Does the EPA lead paint rule apply to commercial buildings?
It can. The RRP Rule covers child-occupied facilities built before 1978, which can be in commercial buildings, and window replacement is always covered work.
How often should commercial windows be inspected?
Facility First programs default to a quarterly walk-through of glass and frames and an annual check of sealant, gaskets and weep holes. Local rules can require more, such as 5-year structural glazing inspections for threshold buildings in Miami-Dade County.
What happens between the breakage and the new glass?
The opening is boarded or temporarily glazed, and the replacement glass is ordered to the recorded measurements and makeup.
Sources
- eCFR: 16 CFR Part 1201, Safety Standard for Architectural Glazing Materials
- National Fenestration Rating Council: Commercial Certification Program
- U.S. EPA: Lead Renovation, Repair and Painting Program for Contractors
- eCFR: 40 CFR 745.83, Definitions (child-occupied facility)
- eCFR: 40 CFR 745.86, Recordkeeping and reporting requirements
- OSHA: 29 CFR 1926.501, Duty to have fall protection
- IBHS: Hurricane Ready Business Upgrades
- Miami-Dade County: Structural Glazing Facade Inspection Guidelines