ServicesCommercial Windows
Commercial Windows in Mukilteo
We replace windows and storefront glass for offices, shops and small commercial buildings. We compare frame systems and glass packages on what they cost to buy, run and maintain, so the window you approve still makes sense years from now.
Commercial window work, specified for the long haul
Commercial openings take more abuse than most windows. Doors swing hundreds of times a day, glass sits low enough to get bumped, and large panes move a lot of heat. A unit that is cheap to install but fogs in six years, or a frame that pits and binds, ends up costing more over its life than the better option would have.
So we price the choices side by side. A thermally broken aluminum frame costs more than one without a break, but it keeps the frame from sweating in winter and cuts heat loss through the metal. Low-E coatings and argon-filled insulated glass units add cost up front and pay it back through lower heating and cooling bills. We show you where the extra spend earns its keep and where it does not.
We take on this work as a licensed contractor, insured and bonded, and each commercial installation is backed by our 10-year workmanship warranty.
What a commercial window job includes
- Site survey and measurements
- We measure each rough opening, check the frame and sill for rot or corrosion, and note which panes need safety glazing under code. You get photos of what we found.
- Frame and glass specification
- We match the frame material to the opening: aluminum storefront for large glazed walls, vinyl or fiberglass for smaller office windows. Glass is chosen for U-factor, solar heat gain and safety rating.
- Energy code and permit work
- Washington's commercial energy code sets limits on how much heat a window can lose. We confirm the product meets them and pull the permit where the job requires one.
- Removal and installation
- Old units come out, openings are cleaned and flashed, and new frames are set plumb and square, anchored, sealed and trimmed.
- Cleanup and haul-away
- We remove old glass, frames and debris from the site and leave the work area swept.
Signs your commercial windows are due
Fog between the panes
Moisture inside an insulated glass unit means the edge seal has failed. The gas fill is gone and the unit insulates little better than single glass.
Condensation on the frame
Water beading on the inside of aluminum frames in cold weather points to a frame with no thermal break. It wastes heat and can stain sills and drywall below.
Pitting or chalky aluminum
Salt air off the water attacks aluminum and its finish over time. Once corrosion reaches the glazing pockets, seals stop holding and leaks follow.
Drafts and whistling
Shrunken gaskets and dried-out perimeter sealant let air and rain past the frame. You feel it near the glass and pay for it on the utility bill.
Hot, glaring workspaces
Clear glass without a low-E coating lets in heavy solar gain on south and west walls, leaving staff and customers squinting and the HVAC running hard.
What moves the price of commercial windows
No two commercial buildings price out the same way. The quote depends on the openings themselves, the glass you choose, and what we find once the old frames are out. We spell out each line so you can see what you are paying for.
Size and number of openings
Large storefront panes need heavier glass, more labor and sometimes lifting equipment. More openings spread setup costs but add material.
Frame system
Thermally broken aluminum, vinyl and fiberglass differ in price, lifespan and upkeep. We show how each compares over the years you plan to own the building.
Glass package
Tempered or laminated safety glass, low-E coatings and insulated units each add cost and each change energy use and safety.
Condition behind the frame
Rotted sills, corroded anchors or missing flashing have to be fixed before new units go in. We photograph anything like this and price it before work continues.
Access and permits
Upper-floor windows, tight sidewalks and permit requirements all affect labor and scheduling.
How the job runs
- 1
Walkthrough and quote
We look at every opening, talk through how your space operates, and give you a written, line-item quote with frame and glass options compared on lifespan and upkeep.
- 2
Ordering and scheduling
Commercial units are often made to order. While they are built, we plan the install sequence with you so only part of the building is open at a time.
- 3
Installation day
We protect floors and fixtures near the work, remove the old units, then flash, set, anchor and seal the new frames. Openings are closed up before we leave each day.
- 4
Final check
We test operable sashes and locks, check sealant lines, clean the glass and walk the job with you before we call it finished.
Commercial window questions
Can you keep my business open during the work?
In most cases, yes. We sequence the job so only a few openings are out at once, and each one is closed up before we move on. We will talk through your hours during the walkthrough and plan around them where we can.
Can you replace just the glass instead of the whole frame?
Often. If the frame is straight, the glazing pockets are sound and the corrosion is surface-level, a new insulated glass unit is the cheaper choice. If the frame has no thermal break or is badly pitted, new glass in it will not last, and we will tell you that plainly.
Do you handle permits and the energy code?
Yes. We confirm the windows meet Washington's commercial energy requirements and pull the permit when the job needs one. We also schedule any inspection the permit calls for.
What warranty comes with commercial installs?
Every commercial installation is covered by our 10-year workmanship warranty. The glass and frames also carry the manufacturer's own product warranty, which we review with you before you order.
Do you offer payment options for larger projects?
Yes, we have flexible payment options. We can go over them on the phone or during the walkthrough so you can plan the project around your budget.
Get a commercial window plan that holds up
Tell us about your building and the windows giving you trouble. We will set up a walkthrough and give you a free, no-pressure quote with the options compared side by side.