Window Problems

The size and style of windows installed at many homeowner association developments is usually varied and unique to the particular development. Windows are commonly manufactured using aluminum steel or wood as the frame material. Windows typically come with single glazed (one piece of glass per frame) or double glazed (two pieces of glass per frame with a scaled air space between the glass).

Common Window Types:

  • Horizontal or vertical sliding window with an adjacent fixed or non-moving window.
  • Sliding glass doors.
  • Fixed window (a window designed not to open).
  • Green house or bay window.

Common Problems:

  • Improper installation of windows at the sliding glass door.
  • Improper installation of flashing paper or sheet metal flashings.
  • Improper use of materials.
  • Inadequate water proofing at balconies and decks with sliding glass door transitions.
  • Water leaks through product corners.

Possible Damage:

  • Staining of walls, window sills, or floors.
  • Mold or fungus visible on window frame, sill, or adjacent wall.
  • Trapped moisture between panes on double-glazed windows.
  • Water leaks into non-ventilated areas adjacent to windows.
  • Mildew, fungus, and dry rot.
  • Structural Failure.
  • Sliding windows or sliding glass doors that are difficult to open and close.
  • Windows that, when closed, allow air drafts into building.
  • Cracked stucco.
  • Gaps between stucco and window frames.
  • Fogging between glass in double glazed windows.

Common Problems:

  • Incorrect sequencing of flashing installation resulting in mislapped building paper and BCRFM (barrier-coated, reinforced flashing material), often identified as Sisalkraft paper.
  • BCRFM paper cut too short or missing.
  • Use of improper materials in window flashing such as using cut-up building paper instead of BCRFM paper.
  • Omission of butyl sealant bead around bottom and slides of window units between the flange and BCRFM paper.

Potential Damage:

  • Water intrusion into the framing system and living spaces resulting in:
  • Dry rot in the wood-framing system.
  • Water-strained gypsum board.
  • Damaged flooring materials, carpeting and interior furnishings.

Proper Solutions/Construction for Aluminum and Vinyl Window Flashing:

  • Installation should be per Uniform Building Code Section 1707(b).
  • Use only approved materials.
  • Follow window manufacturers’ details for installation of flashing materials.
  • Follow industry standard details, such as those of the Plastering Information Bureau.
    • Step 1: Application of Flashing Strips
    • Step 2: Installation of Window Unit
    • Step 3: Installation of Building Paper and Finishes

Common Problems:

  • Improper flashing.
  • Inadequate vertical offset between the interior and exterior surfaces.
  • Lack of a bituminous or plastic protection barrier between the aluminum threshold and the concrete or sheet metal substrate.

Potential Damage:

  • Water intrusion into the framing system and living spaces resulting in:
  • Dry rot in the wood framing system.
  • Water-stained gypsum board.
  • Damaged flooring materials, carpeting and interior furnishing.
  • Corrosion of aluminum threshold due to lack of protection barrier.

Proper Solutions:

Provide a 1-1/2 inch vertical offset between the interior and exterior surfaces. Provide a weather-tight, fully sealed or seamless sill/jamb flashing system that protects the corners of the threshold and counter flashes the deck system. Provide a bituminous or plastic protection barrier between the aluminum threshold and the concrete or sheet metal substrate.