Windows and glazing are integral components of any building, contributing significantly to energy efficiency, security, aesthetics, and overall comfort. Proper maintenance ensures their longevity and functionality for several reasons.

• Energy Efficiency: Well-maintained windows reduce energy loss, ensuring better insulation and lowering utility bills.
• Safety and Security: Functional locking mechanisms, unbroken glass, and proper sealing enhance the building’s safety.
• Aesthetic Appeal: Clean and undamaged windows contribute to the building’s appearance.
• Compliance: Adhering to standards ensures the building remains compliant with local regulations.

Implementing a preventative maintenance schedule for a building is key to addressing potential issues before they escalate.  Most preventive tests can be undertaken by a building owner / Facilities Maintenance (FM) team, however, major repairs should be undertaken by certified professionals and executed under relevant local standards.

As with all maintenance, record keeping is as important as the inspections, repairs, and maintenance carried out, to firstly detail the maintenance undertaken but also demonstrate compliance during audits or inspections.

Key aspects of maintenance for glazing could include:

• Inspection: Routine inspections help identify issues like cracks, drafts, condensation, or hardware malfunctions. Inspect both the frame and glazing for wear and tear.
• Cleaning: Use appropriate cleaning agents for glass and frames (referring to the manufacturer’s literature). Avoid abrasive materials that can scratch or damage surfaces. For glazing, use non-ammoniated cleaners to preserve coatings.
• Sealing and Caulking: Over time, seals can deteriorate, leading to drafts or water ingress. Regularly check seals and replace caulking as needed.
• Hardware Maintenance: Lubricate hinges, locks, and tracks to ensure smooth operation. Replace any rusted or damaged hardware promptly.
• Glazing Repairs: Address cracks or chips in glazing immediately. For double- or triple-glazed units, check for signs of condensation between panes, which may indicate seal failure.
• Frame Care: Frames, whether wood, aluminium, vinyl, or composite, require specific maintenance. Wooden frames may need repainting or varnishing, while aluminum and vinyl frames benefit from regular cleaning to prevent corrosion or discoloration.

Industry Best Practices and Regulatory Standards

All maintenance should be performed in line with industry best practices and the latest regulatory requirements. Relevant standards include:

• BS 8213-1: Windows Doors and Roof Lights: Design for safety in use and during cleaning of windows, including door-height windows and roof windows code of practice.
• AS 1288:2021: Glass in Buildings: Covers glass selection and installation in buildings, including maintenance recommendations to ensure safety and durability.
• AS 2047.2:2014: Windows in Buildings Part 2: Construction, installation and maintenance.
• AAMA (American Architectural Manufacturers Association) Standards: These include guidelines for window and glazing system maintenance to ensure energy efficiency and performance.
• In Canada, while there isn’t a specific standard solely dedicated to the maintenance of windows, several standards encompass aspects related to window maintenance, installation, and safety, notably CSA A440.4:19: Window, Door, and Skylight Installation. While its primary focus is on installation, it underscores the importance of proper procedures to ensure the long-term performance and durability of fenestration. 

Dewick & Associates’ in-house technical writing team is up-to-date with the latest legislation and can provide relevant advice on maintenance requirements. Additionally, Dewick & Associates offers detailed Operation and Maintenance (O&M) manuals, complete with step-by-step Preventative Maintenance Log Sheets for all building elements, which are used on-site throughout the building’s life cycle. These logs help ensure that the system is well-maintained, operating efficiently, and in compliance with regulations.

Regular and proper maintenance of glazing systems is not only a matter of aesthetics and functionality but also a legal and safety obligation. Regular inspections, timely repairs, and adherence to best practices can save costs in the long run and contribute to a more sustainable and efficient building environment.

Author: Louise Gardner, General Manager