ServicesCommercial Windows
Commercial Windows in Shoreline
We replace and upgrade windows for storefronts, small offices and mixed-use buildings. We file the commercial permit, choose glass that meets the state energy code and plan the work around your hours, so your doors stay open and the inspection holds no surprises.
Windows that pass inspection and keep the business running
Commercial window work runs under different rules than residential work. Most replacements need a building permit. The glass and frames must meet the commercial section of the Washington State Energy Code, and some panes have to be tempered or laminated because of where they sit. We explain each requirement before we quote, so you know why every product is on the estimate.
Our work fits small commercial buildings: retail storefront glass, office windows, clinics and the shops on the ground floor of mixed-use buildings. We are licensed, insured and bonded, which matters when a property manager or landlord asks for paperwork before anyone touches the building.
If you only have one cracked pane or a sticking sash, our window repair service may be the simpler fix. We will tell you honestly which one you need.
What the work includes
- 01
Site measure and code review
We measure every opening and note which panes fall in hazardous locations, such as glass beside a door or close to the floor. Code calls for safety glazing there, and we flag those openings in writing.
- 02
Permit and inspection handling
We prepare the city application with the product specs the building department asks for, including the NFRC-rated U-factor. We schedule the inspection and are on site when the inspector arrives.
- 03
Storefront and fixed glass
We replace failed insulated glass units in aluminum storefront frames. When the metal is corroded or the frames have no thermal break, we replace the whole frame system.
- 04
Operable office windows
Sliders, casements and awning windows for offices and upper floors, fitted with screens and locks your staff can use without a struggle.
- 05
Sealing and water management
New gaskets, backer rod and sealant at every perimeter joint, with careful flashing at the sill. Long wet winters find any gap, so this is where we slow down.
- 06
Cleanup and records
We haul away the old glass and frames, clean the work area and hand you the inspection sign-off and product labels for your building file.
Questions about Commercial Windows?
Call(206) 483-0678Signs your building's windows are due
Fog between the panes
A cloudy haze inside an insulated unit means the seal has failed. The glass no longer insulates as rated, and the haze will not wipe off.
Cold air at the counter or desk
Staff near the glass feel drafts in winter, or the heat runs nonstop to keep up. Shrunken gaskets and frames with no thermal break are the usual cause.
Water stains below the sill
Swollen trim, stained drywall or peeling paint under a window points to failed sealant or flashing. Left alone, the water works its way into the framing.
Glass that falls short of current code
Older storefronts sometimes have plain annealed glass next to the door. It breaks into sharp shards, and a renovation may require upgrading it to safety glazing.
A remodel or tenant change
A tenant improvement or change of use often brings the windows under energy code review. Handling them during that same project saves you a second round of work.
How a commercial window job runs
- 1
Walkthrough and consultation
We come out, check each window and ask how your days run: when customers arrive, where people walk and what the building owner allows. You get a free, no-pressure quote that lists every window line by line.
- 2
Approvals and ordering
Once you approve the specs, we file the paperwork with the city and order the glass and frames. We give you the lead time up front so you can plan around it.
- 3
Install around your schedule
We keep your entrance usable, cover floors and displays, and close every opening the same day we open it. Smaller jobs often finish in a single day, and larger storefronts we split into phases.
- 4
Inspection and final walkthrough
We meet the inspector, correct anything they note and walk the finished job with you. Our installation is backed by a 10-year workmanship warranty.
What sets the price of commercial window work
Every building is different, so we price from a site visit rather than a square-foot guess. Your quote lists each opening, the glass type and the permit cost separately, so nothing shows up later as a surprise. Flexible payment options are available if you want to spread out a larger project.
- Glass type and code needs
- Tempered, laminated and low-e insulated glass each cost differently, and code decides which some openings must have.
- Glass only or full frame
- Swapping glass units in sound frames costs less than replacing a storefront frame system with thermally broken aluminum.
- Size, height and access
- Large panes, second-story openings and narrow sidewalks can call for lifts, extra crew or pedestrian protection.
- What is behind the frame
- Rot or water damage at the rough opening has to be repaired before new windows go in. We photograph anything we find and explain it before doing extra work.
- Work hours
- Early-morning, after-close or weekend work to keep your business open adds labor time.
Commercial window questions
Do commercial window replacements need a permit in Shoreline?
In most cases, yes. Replacing storefront systems or changing window sizes usually needs city approval, and the new windows must meet the commercial energy code. We confirm what your job requires, file the paperwork and handle the inspection with you.
Can you work while we stay open?
Usually, yes. We phase the work so most of the building stays sealed and the entrance stays clear. We can also start early or work after closing if that suits you better, and we settle the plan at the walkthrough.
I lease my space. Who should call you?
Either of you can call. The building owner typically has to approve the work and sign the city application. We are glad to speak with your landlord or property manager and share the paperwork they ask for.
What does your warranty cover on a commercial job?
Our 10-year workmanship warranty covers the installation we did: how the windows were set, sealed and flashed. If something in that work fails, call us and we will come back and look at it.
Do you work outside Shoreline?
Yes. We take commercial window jobs in Edmonds, Lynnwood, Mountlake Terrace, Lake Forest Park and nearby towns. Building departments differ from city to city, so we check the local requirements before we quote.
Talk through your building's windows
Tell us about your space and what is bothering you about the glass. We will walk the site, explain what code requires and give you a clear quote with no pressure to sign.