ServicesCommercial Windows
Commercial Windows in Lynnwood
We repair and replace windows in small commercial buildings: storefronts, offices, clinics and mixed-use properties. We check every opening, explain what failed and why, and plan the install around your business hours so staff and customers are never working beside an open wall.
Window work for small commercial buildings
Commercial glazing is built differently from the windows in a house. Storefront frames are usually extruded aluminum, with the glass held in by gaskets and pressure plates. Older systems often have no thermal break, so the metal carries cold straight through to the inside face. Offices and retail units from the same era tend to have insulated glass units whose edge seals have broken down after decades of sun and rain.
Our work is low-rise: storefront glass, fixed and operable office windows, and replacement units in mixed-use buildings. If a repair will do, we say so and quote the repair. We run each job the way we would want a contractor to treat our own shop, with straight answers, a tidy site and no pressure to buy more than the building needs.
What our commercial window work covers
Insulated glass unit replacement
A fogged or cracked insulated unit can often be swapped without pulling the frame. We measure each unit, order it to size, and specify low-E coating and argon fill where the opening allows.
Storefront reglazing
We replace storefront panels along with fresh gaskets and setting blocks. Correctly placed setting blocks keep the glass off the frame and let water drain out through the weeps instead of into the wall.
Safety glass where code requires it
Glass beside doors, close to the floor or in large panels usually has to be tempered or laminated. We check each location and specify the right glass so the job passes inspection the first time.
Frame upgrades
When the frame itself is the problem, we replace it with thermally broken aluminum or a commercial-grade vinyl unit. That cuts interior condensation and helps the opening meet current energy code values.
Perimeter sealing and flashing
Every new opening gets backer rod, fresh sealant and proper flashing so wind-driven rain stays outside.
Signs your commercial windows need attention
Fog between the panes
The edge seal has failed and the insulating gas has leaked out. Cleaning will not clear it, and the unit no longer insulates the way it should.
Water at the sill after a storm
This usually points to shrunken gaskets, clogged weep holes or failed perimeter sealant. Through a long, wet Puget Sound winter, a small leak can soak drywall and flooring before anyone notices.
Condensation or mold on the frame
Aluminum frames without a thermal break get cold enough for moisture to form on the inside. Repeated wetting stains finishes and feeds mold along the sill.
Drafts and cold desks
Staff who sit near the glass feel it first, and the HVAC runs harder to keep up. Worn weatherstripping or tired glass is often the cause.
Cracks, chips or locks that will not latch
A crack spreads with every temperature swing, and an operable window that will not lock is a security gap. Both are worth fixing before they get worse.
How a commercial window job runs
- 1
Walkthrough and consultation
We visit the building, look at every opening and photograph what we find. We also ask about your hours, deliveries and anything that limits access.
- 2
Written estimate and plan
You get a line-item estimate that marks which units need repair, which need replacement and where safety glass is required. If the work needs a permit, we note it and pull it.
- 3
Ordering and scheduling
Commercial glass is made to order. Once it arrives we book the install for early mornings, slow days or closed days, whichever disrupts you least.
- 4
Install day
We protect floors and fixtures, then work one opening at a time so the building is never left exposed. Most installs are finished in a single day, and larger buildings are phased over several visits.
- 5
Cleanup and walkthrough
We haul away the old glass and frames, clean the new glass, and show you how any operable units and locks work.
What moves the cost of commercial window work
Commercial jobs vary more than most, so we price each building after seeing it. Your written estimate lists every opening and what it needs, with nothing hidden in a lump sum. We also offer flexible payment options.
- Glass size and type
- Large panes, tempered or laminated glass and high-performance low-E coatings all cost more than standard units.
- Frame condition
- Reglazing a sound frame is far less work than replacing one that is corroded or sitting on a rotted subframe.
- Access and height
- Second-story units may need a lift, and sidewalk-facing storefronts need barriers to keep the public clear during the work.
- Working around your hours
- Early-morning or closed-day scheduling can change labor time, and we talk that through before you commit.
- Permits and energy code
- Full frame replacements often need a permit and must meet current energy code values, which can affect which products qualify.
Commercial window questions
Something not covered here? (425) 689-7241
Can my business stay open while you work?
Usually, yes. We work one opening at a time and close each one up before moving on. If a replacement pane is delayed, we can board or temporarily glaze the opening so the space stays secure.
Do I need a permit for commercial window work?
Swapping glass in an existing frame usually does not. Replacing frames or changing an opening often does. We tell you which applies in the estimate and handle the permit when it is needed.
Should I repair or replace?
If the frames are sound and only the glass units have failed, replacing the units alone is often the better value. If the frames are corroded, leaking at the joints or have no thermal break, new frames solve problems that fresh glass cannot. We show you photos and explain our reasoning either way.
How long does custom glass take to arrive?
It depends on the size, the coating and whether the glass is tempered or laminated. When we place the order, we pass along the supplier's date and schedule your install around it.
Do you work on large high-rise buildings?
Our commercial work focuses on low-rise buildings such as storefronts, offices and mixed-use properties. If your project is outside that range, we will tell you plainly during the consultation.
Let's look at your building together
Tell us what you are seeing, whether that is fogged glass, leaks or drafty offices. We will set up a no-pressure consultation, check every opening and give you a free quote in writing.