Windows and Doors
Window frames and sashes may be made of wood, metal, vinyl or fiberglass. Wood windows can also be vinyl or metal clad. These windows can be single, double or triple glazed. Most new homes come with double glazed windows.
Common types of windows are:
Single hung - only the bottom sash is operable
Double hung - both the top and bottom sashes are operable
Casement - the windows may swing in, out or pivot
Horizontal sliders - units operate horizontally
Awning - hinged at the top and open outward
Hopper - hinged at bottom and open outward or inward
Fixed - no moving units
Jalousie - used in warm climates - like blinds
Window Leakage
Most windows leak both air and water. Air leakage is often not detected. Water leakage is usually caused by wind driven rain which may only leak when rain is from certain direction. These leaks may occur at the sides, top or bottom of window. This can be a real problem if undetected because water could leak into wall system causing considerable concealed damage.
Most sliders have sloped tracks with drain holes which allows water to drain to exterior.
Replacement Windows
Although they will stop leaks and drafts, new replacement windows will not save enough money on energy to warrant the cost of replacement. You should only consider replacing windows because of damage or deterioration of existing windows.
Inspecting the Windows
Windows are inspected twice during the home inspection, once on the exterior inspection and again on the interior inspection. During the interior inspection the windows are operated and checked for sill damage, mechanical problems, thermal seal leakage, damage to components, finish and trim. Caulking is a common item that is required on exterior windows. This is an ongoing maintenance issue that needs to be performed when existing caulking is missing or cracked. The job of caulking to prevent the entry or water and moisture behind window and wall cladding. Moisture is the most harmful and destructive element to the home. The building envelope is designed to keep water out of the home and at the same time allow moisture within the home to exit to the exterior.
One important item that is usually missed by inexperienced inspectors is missing lintels over basement windows. The Ontario Building Code requires any openings be supported with lintels when using brick veneer.
Doors
Doors are usually lower in R value compared to surrounding walls. They are also prone to air and water leakage.
Checking an exterior door is a good indicator of any movement in buildings. If the door has been trimmed, this usually will indicate which direction the building has shifted in. This does not necessarily indicate a structural problem and may be just due to load factor or improperly installed door.
Common Door Problems are:
Leaks
Lintels sagging or missing
Doors and Frames
rot
rust
racked
deformed
damaged
delaminated
loose or poor fit
installed backwards
drain holes blocked or missing
stiff or inoperable
swings open or closed by itself
Hardware
rusted
broken
missing
inoperable
loose
doesnt latch
hinges on exterior side
self-closure not installed or not working
Interior Garage Doors
Not weather stripped
Not self closing
Opens into bedroom
Sagging Lintels are another common problem when span large openings such as sliding glass doors and exterior french doors. These problems are more evident when viewed from exterior of home.
Many manufactures recommend not adding a screen door to an existing metal door unit. The heat build up can melt plastic trim and in some cases even melt the door.
Sills should be installed with a step ranging from 1 1/2 to 6 inches, and the sill should be secured with no movement.
Doors are similar to windows and face many of the same problems as far as leakage etc. The list of items to check for is very exhaustive and the same inspection techniques are applied to both windows and doors.