Replace windows in rental ??

[Jeremy Torres]

I have a house that I’m about to rent out but the windows are very old & don’t open. Should I replace them? I’m in south Texas.

[Will Fraser]

Hi @Jeremy Torres - I'd say that depends on a few factors.  Do you have the funds to do it?  Will replacing them allow you to rent it faster, for more money, or keep a tenant longer?  If the answer to these is no, then don't do it.  If the answer is "yes' or "maybe" then I'd do a cost-benefit analysis on it and figure out what return you're likely to see from it.  If that return on the capital investment is good for you, then go for it!

[Jeremy Torres]

@Will Fraser thanks for the response. Are windows required to open in a rental?

& Yes I have the funds but I’m not ready to spend $5k + on new windows

[Nathan Gesner]

If they are non-functional, then I replace them. It's a safety issue and a comfort issue, particularly in an area that's hot.

[Will Fraser]

"Required' is a bit of a misnomer.  Unless you are doing section 8 rentals, nobody other than the tenant, lender, and insurance company is in a situation where they could require something to be done.   If none of the windows are openable, then it could be a higher liability in the long run due to lack of egress in an emergency situation, but ultimately that's an attorney/insurance provider question.

[John Underwood]

What replacing the front ones and the master bedroom window for now and do the rest later?

They need to be done at some point and it does seem like a safety issue.

I imagine they are painted shut? I would send my handyman over and see if he couldn't make them open again.

[Jeremy Torres]

@John Underwood it’s a 3bd/1ba theres not really a master bedroom. The windows are from the 50’s More than likely painted over.

[Greg M.]

What's the worst that could happen? Maybe your tenant and their children burn to death in a fire since they can't get out the windows and the local DA charges you with several counts of manslaughter?

I'll never understand why people screw around with safety issues to save money. Either replace the windows or fix them so they open. To do anything less is reckless behavior on your part and you open yourself up to an insane amount of liability 

[Mike Giallanza]

My MO for most items in the home is to repair first, then replace. If they're just painted over, that's an easy repair. If the balance is off, that's usually an easy fix too. Windows are expensive and don't add much value...but safety is always first so they must be able to easily open, hold their position, and close. If you can't get all 3 of those, then replace and I recommend white vinyl windows unless there are local restrictions requiring you to keep the same type of window. 

[Colleen F.]

If they are designed to open they should open. Repair or replace.  There are some rare circumstances where it is fine to leave a window not opening such as  basement windows that are secured for safety and aren't egress anyway but in general you will be found at fault should something happen and people do expect them to open.   

[Jeremy Torres]

@John Underwood all windows open now 👏👌🏼 Saved about $8-10k

[Jim S.]

In one town I rent in the police dept. has inspections every couple years. The windows must open & smoke alarms function. Both of those are a must for me.

Dumpy units will only bring in dumpy tenants. I don't want those people.

[Wesley W.]

Here in NY, most cities do code inspections, and the officers check that the windows open properly as well as lock.  So, if you were investing here, it would be an easy decision - you must repair or replace.

Glad you got them working again.  Mind your capital reserves once you get this rented out - you may find that those old windows' time will come.

[Kenneth Garrett]

@Jeremy Torres

Windows are required to function.  One bedroom window in each bedroom is required to be an egress window and must operate properly.  You probably can repair them.  If there old wood windows with ropes and balances they can be repaired.  Replace or repair is up to you.  In the long run replacing them might be cheaper in the long run when you consider efficiency of the windows (air leakage).

[Jeremy Torres]

@Jim S. True. Thank you

[Jeremy Torres]

@Kenneth Garrett thank you

[Jeremy Torres]

@Wesley W. Thank you

[John Underwood]

Originally posted by @Jeremy Torres:

@John Underwood all windows open now 👏👌🏼 Saved about $8-10k

 Great job!