Windows – opening sashes don't open freely

Causes

The window is out of square due to building settlement

Broken sash cords in double hung sash cords

A timber sash is rotten or twisted or joints are opening

The window is made of aluminium or uPVC

Paint build up around painted frames

Listed under: Interior, finishes, metal, aluminium, plastic, polyvinyl chloride (PVC), timber and wood-based, paint, timber, Subfloor, framing, windows, durability, corrosion, rot

Cause

The window is out of square due to building settlement

Repair

  • it is not unusual for old villas to experience settlement. The ideal long-term repair is likely to involve repiling and/or relevelling the building. You could ask a repiling company for advice

  • if the building was built in recent decades, building settlement should not be happening. Contact the original builder or a chartered professional engineer for advice

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Cause

Broken sash cords in double hung sash cords

Repair

  • this repair applies particularly to timber sash windows in villas, where sash cords hold iron weights that make heavy double-hung windows easier to open and close. The cords deteriorate with age and the weights may fall into the cavity. Replace the cords on each side of the sash at the same time

  • you can find details of how to replace traditional sash cords in the MMH page here and more general information about villa sash windows here

  • an alternative option with double hung windows is to use spiral balances that include helical torsion springs in a tough polymer plastic tube. These fit into the space of the sash where the rope was originally fitted. They can be tensioned to the desired weight to make window lifting easier. Contact a window company for advice

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Cause

A timber sash is rotten or twisted or joints are opening

Repair

  • you can find details of how to repair a rotted sash here

  • where a sash has become racked or twisted, it may need to be taken apart and remade or replaced completely. A joinery or window company could do this. You should only carry out this work yourself if you have the skills, knowledge, experience and tools required

  • you can find details of how to repair opening sash joints here

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Cause

The window is made of aluminium or uPVC

Repair

  • check whether any rollers or tracks need to be cleaned or lubricated. Spray-on lubricants are available that are suitable for this purpose

  • keeping the window clean will allow the window to open smoothly and will extend its life

  • for other problems, contact the original supplier or installer if known

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Cause

Paint build up around painted frames

Repair

  • remove thick layers of old paint. If it is possible that some layers of paint are over 40 years old, assume that it may contain lead and take precautions to avoid breathing in or ingesting dust or fumes. You can find more details about lead paint here

  • prime as necessary; paint with a minimum two coats of good quality enamel paint (which can be water-based or oil-based)

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