Replacement Windows for Multi-Family Rental Properties

[Matthew B.]

I have to replace 32 windows in 2 duplexes. I'm wondering whether to go with vinyl vs. aluminum, etc. I'm thinking I should get the double panes for the insulation (hot in Florida), but only the single hung (tenants don't clean windows).

What are your thoughts? I'm trying to keep this as inexpensive as possible while still getting something that will last a long time for a rental property.

On a side note, anyone know of a good window installer in Central Florida? 

[Trevor Haasch]

We recently replaced 58 windows in our apartment complex. We had vinyl double hung and replaced them with vinyl single hung. We decided on single hung because there were cheaper, not as many parts to fail, and the screens were only on the bottom so cheaper to fix. They were much better than the widows that were there and the tenants are happy with them. If you order in quantities, they are much cheaper. I think we paid about $150 per window which is a $50 savings fro ordering just one. Ask your sales rep at the store if they can get them cheaper for buying that many. We have a contractor sales rep we work with. We did the work ourselves. The bids we received from contractors were $500-$1000 per window which included the window and installation. We found we could do an apartment with 6 windows in about a day. Total we spent a about $8700 for 58 windows.