Windows & Doors contractor —
Seattle & Puget Sound.
Window failures happen at the head and sill — almost always a flashing mistake. We install with self-adhered membranes, sill pans, and back-dams on every opening.
Window failures happen at the head and sill — almost always a flashing mistake, not a window defect. We install with self-adhered sill pans, back-dams at the bottom of every opening, and head flashing that drains over the cladding. That detail set is what separates installs that last 30 years from installs that fail at year 8.
Whole-house window replacement is the highest-ROI envelope upgrade in the PNW. Triple-pane fiberglass or composite (Marvin Elevate, Andersen E-Series, Pella Reserve) cuts heating costs 15–30% and dramatically improves comfort near windows in winter.
What we build
SCOPE- 01Full-frame + insert installs
- 02Self-adhered sill pans
- 03Andersen / Marvin / Pella
- 04Architectural pivot doors
- 05Sliding + lift-and-slide
- 06U-value + WSEC compliance
Phased process
PROCESS- 01
Measure + order
Field measurements to manufacturer tolerances, finish color, glass package selected. Lead time 4–10 weeks depending on brand.
- 02
Removal
Carefully remove existing windows, preserving sheathing and interior trim where possible.
- 03
Flashing prep
Self-adhered sill pan with back-dam, jamb-tape over sheathing, head flashing integrated with WRB.
- 04
Install
New window set, leveled, shimmed at jambs, foam-sealed (low-expansion at frames), nailed off.
- 05
Trim + finish
Interior trim, exterior casing, caulk to siding, full operation check.
Spec sheet
SPEC- +Marvin Elevate / Essential / Modern (fiberglass-clad wood)
- +Andersen 400 Series / E-Series / A-Series
- +Pella Reserve / Lifestyle / Architect
- +Triple-pane Low-E with argon fill (U-0.25 or better)
- +Self-adhered sill pan (Quick Flash, Flashing Tape Pro)
- +Henry Blueskin VP-100 jamb tape
- +Continuous head flashing per IRC R703.4
Cost drivers
COST- Brand and materialVinyl insert $700–$1,200/window → fiberglass full-frame $2,200–$4,500/window installed
- Insert vs full-frameFull-frame +30–50% but includes new flashing and trim (recommended)
- Size + style (casement, awning, double-hung, sliding)Custom sizes +20–40% over standard
- Architectural doors (pivot, lift-and-slide)+$8K–$45K per opening for premium hardware
- Interior trim refinish+$200–$800 per window for new trim and paint
Codes & permits
COMPLIANCE- WSEC 2021 (window U-value)
Maximum U-0.30 for replacement windows in climate zone 4C; new construction often requires U-0.25 or better with continuous insulation context.
- IRC R703.4 (window flashing)
Self-adhered sill pan with back-dam required on all new installs. Head flashing must integrate with WRB.
- IRC R310 (egress)
All bedroom windows must meet egress dimensions (5.7 sf clear opening, 24" tall × 20" wide minimum). Common issue on basement bedroom conversions.
- Tempered glass (IRC R308)
Required within 24" of doors, within tubs/showers, and within 18" of floor when window is over 9 sf.
Is windows & doors the right call?
- →Single-pane or early double-pane windows (pre-1995) — major energy savings
- →Visible failure: seal failure (foggy glass), rot, hardware failure
- →Whole-house remodel — windows are easiest with envelope open
- →Architectural door upgrades for primary entries and patio walls
Windows questions
FAQQ.01
How much do new windows save on energy bills?
Triple-pane replacement on a 1980s-era house typically saves 15–30% of heating cost. Comfort gains near windows in winter are dramatic — cold-air downdraft eliminated.Q.02
Insert vs full-frame replacement?
Full-frame for any home pre-1995 and any window with visible flashing issues. Insert (replacement-only) works on newer windows with intact original flashing. Full-frame costs 30–50% more but lasts 30+ years.Q.03
Vinyl, fiberglass, or wood?
Fiberglass (Marvin Elevate, Andersen Fibrex) is the PNW sweet spot — durable, low maintenance, no thermal bridging. Wood for premium designs (interior aesthetic). Vinyl for budget — performs fine but reads less premium.Q.04
How long does install take?
1 window in 4–6 hours; whole-house 25-window replacement runs 5–8 days with 2 crews. Full-frame installs are slower because of trim and flashing work.
Official resources & sources
- Source ↗NFRC Window Performance Ratings
- Source ↗WSEC 2021 fenestration U-factor table
- Source ↗WA HB 1110 — Middle housing lawStatewide middle-housing zoning preemption
- Source ↗WA HB 1337 — ADU statewide rulesTwo-ADU baseline, no owner occupancy, parking limits
- Source ↗WA Dept. of Commerce — ADU resources
- Source ↗WA L&I contractor license lookupVerify Golden State ADU Builders Inc · GOLDESA747LZ
- Source ↗Washington State Building Code CouncilStatewide adopted codes (IRC, IBC, WSEC)
Ready to scope your windows project?
Send a paragraph and the address. A licensed PM replies within one business day with next steps.
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