It surprises people, but on an extended house the newest windows are often the first to give trouble. An added floor or room is usually fitted out to a budget after the main spend has gone, and the hardware reflects that. So a repair list here frequently starts upstairs rather than down.
Why the newest windows sometimes fail first
On an extension, the windows are commonly the last item bought and the one where cost gets trimmed.
The frame is usually fine. The hardware - rollers, catches, hinges - is often the cheapest grade, and that grade has a short life.
The good news is that upgrading hardware in a sound frame is inexpensive and makes the window behave like a much better one. So we look at what can be upgraded in place before discussing replacement, which is rarely necessary at this stage.
Sealing where an added floor meets the original roof
Where a floor has been added, the junction between the new walls and the old roof slab is a common place for water to get in.
It shows up as damp near a window and gets blamed on the window, which is usually innocent.
So when we are called to a leaking window on an added floor we check the junction above it before touching the window. Replacing a window that was never leaking is an expensive way of not fixing the problem, and we would rather say so.
Stair and terrace railings added later
External staircases and terrace railings on extended houses are often added in mild steel and painted once.
A single coat of paint on site, without preparation, typically lasts two or three seasons before rust comes through at the welds.
Re-doing it properly - taking it back, treating the welds, priming and finishing - lasts several times as long. It costs more than another coat of paint, and another coat of paint is money spent twice. We will quote both and say which we would do.
How the job works
- Tell us about the jobSend a few photos, rough sizes and what you need. Use WhatsApp or the form. For a repair, a short video of the door moving helps a lot.
- We call you back in about 2 minutesWe confirm what you need and a time to visit. Where we can, we give you a rough price on the call.
- We come and measureWe measure the opening and check the walls, floor and ceiling around it. Anything made to size is made to these measurements, so they must be right.
- You get a written priceIt lists each item, with GST as its own line. If anything about the job changes, we tell you before we go ahead.
- We fit itYou approve the price and pay the advance. Our own team fits the work, checks that every door and window opens and closes properly, and clears up. Most jobs are done in 3 to 4 days.
