Should I buy windows myself or go through a company??

[Alec Jacobs]

I am in the middle of renovating my first long term rental and I need new windows for the upstairs unit (it is a top bottom duplex). I got a quote from a window company and it was going to cost me around $11k to replace 8 windows which is around $1.4k a window for a mid grade replacement. The windows I am looking for is something in the middle of really cheap and super expensive because it is a rental however I plan on holding onto the property for a long time. 

Would it be better for me to go with cheap windows or is it possible for me to buy windows myself and have somebody install them and just cut out the middle man? Any advice would be greatly appreciated. Thank you! 

[Stuart Udis]

@Alec Jacobs Perhaps start with seeking additional quotes. I agree that quote seems to be high.  Some things to be mindful of are the added costs of having to facilitate delivery and acceptance of the windows if you are purchasing them yourself rather than go through a contractor who both supplies and installs the windows. Generally that is something that will fall under their cost. While not  a major cost, something to be mindful of. Secondly, make sure you can obtain a warranty for the installation. Also, how are the window frames? If there is rot and its a more extensive of a job than merely replacing the window that will drive cost as well so you should seek a line item budget from the installers.  Some contractors will only warrant the installation if they are also the supplier of the windows. I also urge you to use a decent window. You will spend 10X on repairs and servicing of a poorly manufactured window so better to spend a little extra up front.

I've recently had success using Harvey slimline windows on some rehabs. I've found the product to truthfully be better than an Anderson 100 series window and while I've been fortunate not to have any maintenance issues thus far, my supplier who I've worked with for a few years and trust has made a point of emphasis in saying their warranty response is excellent. This is just an example, certainly conduct your own diligence but don't feel obligated to use the name brands (ie andersen, pella)..especially their entry level windows or those you will buy at a Home Depot or Lowes. Those brands are just great marketing companies, not necessary good windows. I made the mistake of listening to realtors who pushed me towards using Anderson 100 windows on a few for sale projects citing the name recognition will help sales. What a mistake....their warranty process is laughable but again it goes back to them being a marketing company, not necessarily a good window manufacturer. Best of luck with your rehab.