Is It Worth Replacing Windows Before Selling a House?

Replacing windows before selling a house

Replacing windows will almost always boost your home’s curb appeal and value, but in most cases, you’ll pay more to replace them than you’ll add to your home’s value. The average return on investment (ROI) for vinyl windows, the most common type, is around 74%. With an average vinyl window replacement cost of $700 to $1,200, each new window adds $518 to $888 in value.

Window replacement doesn’t make financial sense if your existing windows are in good condition, but in some cases it can provide a net benefit before you sell your home.

Consider replacing your windows if:

Your windows severely detract from curb appeal

Curb appeal is one of the biggest value drivers for your home, so cracked, dented or discolored windows can significantly lower a buyer’s impression of your home and the amount they’re willing to offer. Replacing visibly damaged windows can fetch much higher returns than the average.

Your windows are beyond their useful lifespan

Windows last for 15 to 40 years, depending mostly on the frame and glass materials. If your windows are older than that, replacing them will likely give buyers much more confidence in your home, which could lead to higher offers.

You have noticeable leaks

A buyer who sees any signs of water damage around your windows on the interior will almost certainly reduce their offer, and some may walk away entirely, shrinking your buyer pool. Visible leaks can also cause ongoing damage that continues to reduce value and how buyers perceive your home.

Your heating and cooling bills are unusually high

Some buyers ask for utility history before making offers, and since windows play a key role in your home’s energy efficiency, replacing them a few months before selling can make a bigger difference in your home's value if it lowers heating and cooling costs.

Even without enough history to show improvement, savvy buyers may know new windows will dramatically reduce energy bills and may pay more for your home.

You have window damage from potential structural issues

Windows that are hard to open or close, are out of square or have wall cracks extending from the corners may indicate structural damage. Many buyers will shy away from homes with structural damage or offer much less, knowing they’ll need to correct the problems after closing.

Replacing windows will expose the window frames for a better assessment, and you may see a value increase if you confirm there is no structural damage around your windows.

You’re selling in a buyer’s market

When housing supply outpaces demand, buyers have options and can be pickier when making offers. If you’re selling in a buyer’s market, you may benefit more from window replacement, if only because you stand to open up the buyer pool.

Professionals agree that repairs aren’t possible

Window repair is often a better option for aesthetic damage because it’s more affordable and can restore your home’s curb appeal. If window repair professionals agree that repairs aren’t possible, a total replacement might be worth the investment.

Window replacement ROI and home value

On average, you’ll see an ROI of around 70% to 75% on window replacement. According to an impact report by the National Association of Realtors (NAR), wood windows fetch an average ROI of 71%, and vinyl windows fetch an average ROI of 74%.

Lower-cost windows may offer a higher ROI than premium frame materials.

For example, if your home needs 20 windows and you choose standard vinyl frames and double-pane glass, you’re looking at a whole-home window replacement cost of around $14,000 to $24,000. With an average 74% ROI, the project could add $10,360 to $17,760 to your home's value.

Generally, you’re likely to see a higher ROI on more affordable windows, as you’ll still increase curb appeal and make your home more desirable, but at a lower upfront cost. As such, you’ll likely see more than a 74% ROI on aluminum windows, and less than 71% for more expensive frame materials, like fiberglass and composite.

Other benefits of replacing windows before selling

Replacing windows usually won't earn you much (if any) money when you sell your home, but other factors can help you decide whether it’s a good time to move forward.

• You stand to increase your buyer pool and sell more quickly. Replacing your windows can improve curb appeal and attract more buyers. A larger buyer pool can mean a faster sale and potential savings on taxes, maintenance, upkeep and repairs while you wait to sell.
• You may secure a stronger deal that’s more likely to close. A larger buyer pool can mean a stronger deal that’s less likely to fall through and put your home back on the market. This can mean fewer closing issues and less moving-related frustration.
• You can use new windows as a negotiating tool. Even without a net positive return, buyers may value new windows that reduce energy bills and ongoing repair and replacement costs. You may be able to negotiate better terms or sell more quickly.
• You can improve your home’s appeal with premium window brands. Replacing your windows with a premium brand can improve buyers’ overall impression of your property and suggest you’ve invested in other parts of your home. This could mean a higher offer or more negotiating power.
• You can improve your home’s appeal by combining projects. Replacement windows alone may provide less than a 100% ROI, but combining them with curb appeal improvements, such as a new garage door, exterior door and landscaping, can maximize home value and potentially increase your ROI.

Window issues that hurt sale price

When evaluating whether it’s worth the cost to replace windows before selling your home, you should understand which window issues hurt your sale price most. This can help you decide whether a window replacement would provide a higher-than-average ROI, especially if it gives the buyer more peace of mind than a standard replacement.

Below are some of the most common window problems that cause buyers to request reductions or walk away from a deal entirely.

Signs of structural damage

Signs of structural damage can lead buyers to pull their offers entirely or reduce them to account for potential structural repairs after closing. Structural issues can cost thousands, even tens of thousands, to correct. Therefore, any sign of structural damage is a good reason to move forward with window replacement and have a professional assess the issue.

Here’s a list of some window issues that could result from structural damage:

• Windows that stick
• Sashes that don’t operate anymore
• Wall cracks extending from the corners of your windows
• Windows that are no longer in square

These don’t always suggest structural problems, so getting an assessment during window replacement could mean buyers won’t have to discount offers to account for future repairs.

Windows that don’t function properly

Any window that doesn’t operate normally can be an issue — especially in bedrooms and basements, where inoperable windows can create safety concerns and code compliance issues.

An egress window must be large enough for a person to escape through.

You must have operable windows that provide a means of egress in bedrooms and basements, so replacing any that don’t function can help avoid major problems. Also, some lenders won’t approve mortgages for homes with code issues, so failing to replace these could significantly decrease your buyer pool and leave only low all-cash offers as viable options.

Rotting frames, water damage or mold

Any signs of active or past window leaks will be major sticking points for most buyers, so it’s a good idea to replace windows to reduce concerns of water damage, mold growth or pests.

Here are some signs of window leaks that should prompt you to replace, or at least repair, your windows.

• Spongy or rotted window frames
• Wet or water-stained drywall around your window
• Electrical issues specifically with outlets near your windows
• Bubbling paint around your window
• Visible mold growth
• Musty odors in your living area
• Pest infestations that appear to stem from areas around windows

Drafts or high utility bills

Noticeable drafts from your windows or unusually high energy bills with no other explanation can mean your windows are letting exterior air into your home. This means less comfortable living spaces, higher heating and cooling bills, and added strain on your HVAC equipment.

Most buyers see drafts and related utility bill spikes as issues that will only get worse over time, and many reduce their offers to cover repairs or window replacements after closing.

Failed window seals

Most modern windows have two panes of glass with an insulating gas (argon or krypton) sealed between them for improved energy efficiency. When the seals keeping the gas inside break, typically from expansion and contraction with temperature changes over time, you’ll usually see condensation between the panes.

Failed window seals can also suggest drafts, higher utility bills (and added strain on HVAC equipment in the near future) and that your windows are reaching or beyond their expected lifespans. Buyers may see this as a sign that they’ll have to replace windows soon after closing, and many will reduce their offer prices accordingly.

Cheaper alternatives to full window replacement

Window replacement usually doesn’t provide a dollar-for-dollar return. However, you can still improve the appearance and functionality of your windows and your home’s overall curb appeal by carrying out more affordable repairs and partial replacements.

If window replacement is outside your budget, or you want a better chance of hitting a 100% ROI on repairs and improvements before selling your home, here are some other options that could deliver more appealing returns. The best window companies will usually discuss these as alternatives to improve ROI.

Window frame repairs

In some cases, damaged window frames can benefit from repairs that restore your home’s curb appeal without a full replacement. Hire a window installer who can assess your window and help you decide whether a repair is possible or if a full replacement would provide better value. Repairs cost an average of $150 to $400, depending on the extent of the damage.

Window screen replacements

Old window screens can detract significantly from curb appeal, so a simple screen replacement might be enough to restore the look of your windows. Screen replacement costs just $75 to $200 per window, making it much more affordable than a full window replacement.

Reglazing

Reglazing replaces the glass components of your window and is much more affordable than a full window replacement. This can be a good option if drafts, broken seals or high energy bills are a concern, but your windows still look good.

Hardware replacements

Replacing hardware can help keep your windows operable and looking good from the inside. This costs $50 to $200 per window, and it’s a good option if you’re concerned about code compliance or safety issues due to sashes that don’t operate normally.

Window film

You might get a better ROI from adding low-emissivity (low-E) film or aftermarket tinting if energy efficiency is your primary concern, especially if you live in an extremely hot, sunny area.

Professional window washing

If your windows are in good condition but still detract from your home’s curb appeal because of discoloration, dirt, algae or mold stains, a professional cleaning might make them look like new again without the cost of replacement.

Repainting

Wood and fiberglass windows are relatively easy to paint, and refinishing can breathe new life into your home’s exterior. This is a good option for windows in relatively good condition that look a little drab from the exterior.

Restoring seals

Window repair professionals can sometimes restore seals in double- and triple-pane glass, bringing back energy efficiency and reducing the risk of condensation between the panes. This repair costs between $150 and $400 per window, making it about half the price of a replacement.

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FAQ

Are new windows worth it?

Replacing windows usually costs more than it adds to your home's value, but it can be worth it if your existing windows are damaged or severely detract from your home’s curb appeal. Speak with a window professional and your real estate agent for more personalized guidance on whether replacement windows are a good investment.