Replacement windows - Should I install for my flip

[Nate Parkyn]

Hello all. I am about 85% done with my current flip and I am having trouble deciding on whether or not to install new replacement windows. I'd love to hear from all of you on what you think I should do.

Here's a little info on the project.

The house is a 3 bed 2 bath brick colonial in a top of the line neighborhood just outside a major city. My ARV for the house is $425K - $460,000. The house is 63 years old and has 14 of the original 6 over 6 or 8 over 8 gridded wood windows and an additional 3 in the finished basement. They are wood and most are in pretty good condition but some need a little help. They all need to be scrapped, sanded, caulked and painted but I think they would look very nice in the end.

There are two almost identical comps that both just went under contract and one had new windows and one had the original ones - so no help there.

My real question is, since I'm nearing the end of the project and I'm very close to reaching my budget to I push it a little for the windows and will I get my money back on new ones?

I've been going back and forth for the last month and need to make a decision asap. Please help to convince me one way or another.

Thanks!

[Craig P.]

I have rehabbed over 30 houses, and I can tell you that the ones I didnt put windows in I regret not doing so. They sit on the market longer, and in many cases the windows will come up during the inspection period. I am a big believer in changing them...my advice is find a manufacturing window company in your city. Go there, and set up a commercial account so you can buy wholesale. Here we use a company called Norandex. I simply call them in and in 2 weeks I have custom windows ready. I pay about $1-2k per house on new windows (not including installation).

If you look at the cost of new vs. painting, scraping, time, etc I bet it isn't that much different and you will end up with a better product. Good luck.