Window Repair Burnaby | Professional Glass & Frame Repair
Need window repair in Burnaby? Whether your windows are foggy between the panes, stuck shut, letting in cold drafts, or showing visible damage, the problem gets diagnosed and repaired properly.
Broken window seals and damaged frames don’t just look bad. They drive up your heating bills, let moisture into your walls, and make your home less comfortable year-round. In Burnaby’s rainy climate, a compromised window is a real risk for water damage and mould.
At Eddy Property Services, the team handles home window repair of all types: foggy glass, broken seals, stuck sashes, damaged frames, and hardware replacement. Licensed, insured, and based right here in Burnaby.
Same-day window repair available. Call 236-880-8768 or text a photo of the problem for a fast estimate.
Window Repair Services in Burnaby
From older single-family homes to newer high-rise condos, Burnaby has a wide mix of window types and ages. Here’s what gets fixed, and how.
Burnaby’s mix of housing stock creates specific window repair patterns. Older homes in North Burnaby and Capitol Hill — many built between 1950 and 1985 — frequently have wood-framed double-hung windows with worn sash balances and weatherstripping at the end of its lifespan. Mid-rise condos around Metrotown and Brentwood often need IGU replacements as 20+ year old seals reach failure. And Burnaby’s wet winters drive heavy condensation between failing panes from October through March, which is when the majority of foggy-window calls come in. The team works on every window type common to the area: vinyl, wood, aluminum, and fibreglass frames in single-hung, double-hung, slider, casement, and awning configurations.
Foggy Window & Broken Seal Repair
This is the most common window repair in Burnaby call. You look through your window and it’s hazy, cloudy, or has condensation trapped between the panes. That means the thermal seal has failed.
How it happens
Double-pane windows have an airtight seal around the edges that holds insulating gas between the glass. Over time, sun exposure, temperature swings, and age break down that seal. Once it fails, moisture gets in and the insulating gas escapes. The window goes foggy and loses much of its insulating performance.
The FixFor most foggy windows, the sealed glass unit (the IGU) is replaced while keeping the existing frame. This costs a fraction of a full window replacement and restores full clarity and insulation. If the frame is also damaged, it gets repaired or replaced too. The team works on vinyl, wood, and aluminum frames.
Stuck or Jammed Window Repair
Can’t open your window? Or it slides open but won’t stay up? Maybe it’s painted shut, swollen from moisture, or the balance mechanism broke. Either way, a window that doesn’t open is a safety hazard and a ventilation problem.
How it happens
In Burnaby’s humid climate, wood window frames swell and bind. Vinyl frames can warp from heat. Sash balances (the spring mechanism that holds your window open) wear out. Paint layers build up in the tracks. And in older homes, decades of settling can push frames out of square.
The FixThe team diagnoses whether the problem is the frame, the sash, the track, or the balance system. Stuck sashes are freed, broken balances replaced, tracks cleaned and lubricated, and swollen frames planed. For painted-shut windows, the paint seal is carefully cut to restore full operation without damaging the finish.
Window Repair Work in Progress
Window Glass Replacement
Cracked, chipped, or shattered window glass needs prompt replacement. Beyond the obvious safety risk, broken glass lets weather in and energy out. It also weakens home security.
What gets replaced
Single-pane windows in older homes, double-pane insulated units, tempered glass in bathrooms and sliding doors, and laminated glass for security. The team measures, orders, and installs, matching the original glass type and thickness for a perfect fit.
TurnaroundFor Burnaby residential glass repair, materials are sourced locally to keep turnaround times fast. Most standard glass replacements are completed within a few days of the initial call.
Window Frame & Hardware Repair
The frame is what holds everything together. When it rots, warps, or cracks, the glass unit can’t seal properly — and you’re back to drafts, leaks, and foggy windows.
Common frame problems
Rotting wood frames (especially on north-facing walls), cracked vinyl frames, corroded aluminum frames, broken cranks on casement windows, worn-out locks and latches, and deteriorated weatherstripping.
The FixRotted wood is repaired with epoxy filler or damaged frame sections are replaced entirely. Broken crank operators are swapped out, worn locks replaced, and fresh weatherstripping installed to seal out drafts. If there’s drywall damage around the window opening, that’s handled too. Need the window trim repainted? The painting team can take care of it.
Window Screen Repair & Replacement
Torn, bent, or missing window screens let bugs in and look terrible. Damaged screen mesh is repaired, bent frames replaced, and new screens installed where they’re missing.
Standard and pet-resistant screen mesh are both available. For sliding screen doors and retractable screens, rollers, tracks, and tension springs are repaired. A small fix that makes a big difference when you want fresh air without the mosquitoes.
How Every Window Repair Job Is Handled
Every job follows the same five-step process so you know exactly what’s happening on your property.
1. Diagnosis
The team inspects the window to identify the actual problem — seal failure, hardware, frame damage, or paint binding. The root cause is identified before any work starts.
2. Clear Quote
A clear written quote is provided covering labour, materials, and time estimate. You know the cost before the work begins.
3. Materials Sourcing
Replacement IGUs, hardware, weatherstripping, and frame materials are sourced locally. Most parts are available within a few days.
4. Repair
The repair is performed on-site. Most jobs are completed in a single visit — typically 30 minutes to 3 hours per window depending on scope.
5. Cleanup & Test
All debris is removed. Every window is opened, closed, and locked to confirm full operation before the team leaves.
Signs Your Windows Need Repair
Most homeowners do not call until something obvious breaks. These are the signs worth catching first.
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Fog or condensation between panes
If moisture is trapped inside the glass unit, the thermal seal has failed. This won’t fix itself — it only gets worse. You’re losing energy efficiency every day.
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Cold drafts near windows
Hold your hand near the window edges on a cold day. Feel air coming through? That’s a seal failure, weatherstripping issue, or frame gap. Your furnace is working overtime to compensate.
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Difficulty opening or closing
Windows that stick, jam, won’t stay open, or slam shut are more than annoying. They’re a fire safety concern. Every bedroom window should open easily as an emergency exit.
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Visible damage
Cracks in the glass, rotting wood frames, peeling paint around the sill, or water stains on the wall below the window. These all indicate moisture is getting in where it shouldn’t.
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Higher energy bills
If heating costs keep climbing but nothing else has changed, failing windows are a prime suspect. Homes with broken seals can lose 25–30% of their heating energy through the windows.
Window Repair Cost in Burnaby
Here’s what Burnaby homeowners typically pay for home window repair. The minimum service charge is $100, which covers the first hour of work.
| Service | Average Cost | Time Estimate |
|---|---|---|
| Foggy window seal replacement (IGU) | $150 – $350 | 1 – 3 hrs |
| Stuck window repair (free & lubricate) | $100 – $200 | 30 min – 1.5 hrs |
| Window balance / spring replacement | $100 – $250 | 30 min – 1.5 hrs |
| Window crank operator replacement | $100 – $200 | 30 min – 1 hr |
| Window lock / latch replacement | $100 – $175 | 30 min – 1 hr |
| Weatherstripping replacement | $100 – $200 | 30 min – 1.5 hrs |
| Single-pane glass replacement | $100 – $250 | 1 – 2 hrs |
| Double-pane glass unit replacement | $200 – $500+ | 1 – 3 hrs |
| Window frame repair (wood rot) | $150 – $400 | 1 – 4 hrs |
| Window screen repair / replacement | $100 – $175 | 30 min – 1 hr |
| Full window replacement (installed) | $400 – $1,200+ | 2 – 5 hrs |
All prices include labour and cleanup. Glass and hardware quoted separately based on size and type. Prices as of 2026. Actual cost depends on window size, type, and accessibility.
Every quote includes labour, materials estimate, and cleanup. Got multiple window problems? Bundle the repairs into one visit — fix the foggy bedroom window, the stuck bathroom window, and the broken crank in the living room all in one trip.
Call 236-880-8768 for a free estimate, or text a photo of the problem for a fast quote.
Which Do You Actually Need?
The honest advice given to every homeowner: repair when you can, replace when you must. Most window problems can be repaired without a full window replacement. Use the table below to see what makes sense for your specific situation.
| Scenario | Repair Cost | Replacement Cost | Recommendation |
|---|---|---|---|
| Foggy IGU, frame solid | $150 – $350 | $400 – $1,200+ | Repair |
| Broken hardware only (crank, lock, latch) | $100 – $200 | $400 – $1,200+ | Repair |
| Stuck or painted-shut sash | $100 – $200 | $400 – $1,200+ | Repair |
| Failed weatherstripping | $100 – $200 | N/A (overkill) | Repair |
| Single broken pane, frame solid | $100 – $250 | $400 – $1,200+ | Repair |
| Wood frame rot, localized | $150 – $400 | $400 – $1,200+ | Inspect first |
| Wood frame rot, extensive | Not viable | $400 – $1,200+ | Replace |
| Old single-pane, want energy upgrade | Limited benefit | $400 – $1,200+ | Replace |
| Multiple components failing at once | Often exceeds value | $400 – $1,200+ | Replace |
Rule of thumb: when repair cost exceeds 50–60% of replacement cost, replacement usually makes more financial sense in the long run.
Choose Repair When
The frame is still solid and structurally sound. Only the seal has failed (foggy glass). The hardware is broken but the window itself is fine. Weatherstripping just needs replacing. You’re on a budget and the windows are less than 15–20 years old.
Choose Replacement When
The frame is badly rotted, warped, or cracked beyond repair. You have old single-pane windows and want to upgrade to double-pane for energy efficiency. Multiple components are failing at once (seal, frame, hardware). The cost of repair exceeds 50–60% of replacement cost. You’re renovating and want to upgrade the look or style.
You’ll get a straight answer. If a $200 seal replacement will buy you another 10 years, that’s what gets recommended. If the frames are shot and replacement makes more financial sense, that’s the recommendation. No upselling.
Looking for full window installation in Burnaby? Old windows are removed and new ones installed including interior and exterior trim, insulation, and weatherproofing. Call 236-880-8768 for a free consultation.
Window Repair Glossary
Common terms used in window repair, defined plainly for homeowners.
- IGU (Insulated Glass Unit)
- A sealed unit made of two or more panes of glass separated by a spacer filled with argon or krypton gas. When the seal fails, the gas escapes and moisture condenses between the panes, causing the foggy appearance. IGUs typically last 10–20 years before the seal degrades.
- Sash
- The moveable part of a window that holds the glass panes. Sashes slide vertically in single-hung and double-hung windows, horizontally in slider windows, or swing outward on casement windows.
- Sash Balance
- The spring-loaded mechanism inside double-hung windows that counterbalances the weight of the sash, allowing it to stay open at any height. When balances fail, the sash slams shut or won’t stay raised. Replacement costs $100–$250.
- Weatherstripping
- Flexible material installed around window edges to seal gaps when the window is closed. Common materials include foam, rubber, vinyl, or felt. Weatherstripping degrades over 7–15 years and is one of the most common sources of air leaks and cold drafts.
- Casement Window
- A window hinged at the side that swings outward, operated by a crank handle. When the crank operator strips or breaks, the window can no longer be opened or closed properly. Crank replacement is one of the most common casement window repairs.
- Low-E Coating
- A microscopically thin metallic coating on the glass surface that reflects infrared heat. Soft-coat low-E (applied between the panes of an IGU) and hard-coat low-E (applied to an exposed surface) both improve energy efficiency by 15–30% compared to plain glass.
- Mullion
- A vertical or horizontal divider between window panes. Decorative mullions are surface-applied (grilles) and can be removed for cleaning. Structural mullions actually divide individual panes and are part of the window’s construction.
Why Burnaby Homeowners Call Eddy Property Services
Licensed, fully insured, and registered with WorkSafeBC. Chad Eddy personally oversees most jobs and is on-site for the majority of services.
Fast Repairs
Most fixes done in a few hours.
Save Money
Repairs cost less than replacements.
Local Burnaby Service
Coverage across every Burnaby neighbourhood.
Clear Quotes
You’ll know the cost before any work starts.
Fully Insured
General liability coverage and WorkSafeBC registration on every job.
5-Star Google Rating
28 verified reviews from Burnaby and Greater Vancouver homeowners.
Window Repair Questions, Answered
Common questions from Burnaby homeowners about window repair.
How much does window repair cost in Burnaby?
Most window repairs in Burnaby fall between $100 and $500 depending on the work. Foggy window seal replacement runs $150 to $350. Stuck window repair and hardware replacement start at $100. Double-pane glass replacement runs $200 to $500 or more. Minimum service charge is $100, which covers the first hour. Text a photo to 236-880-8768 for a fast estimate.
Can foggy windows be repaired?
Yes. In most cases, foggy windows can be fixed by replacing the sealed glass unit (called an IGU) while keeping the existing frame. This restores clarity and insulation at a fraction of the cost of a full window replacement. The new unit typically comes with a 10-year warranty on the seal. If the frame is also damaged, repair or replacement options are provided.
How long does window repair take?
Most repairs are completed in a single visit. Hardware replacements, stuck window fixes, and weatherstripping take 30 minutes to 1.5 hours. Glass unit replacements take 1 to 3 hours per window. Full window replacements take 2 to 5 hours depending on size and complexity. A time estimate is provided with every quote.
Do you repair condo windows in Burnaby?
Yes. The team works on condo windows throughout Burnaby, including high-rise and low-rise buildings. Strata building access requirements are handled and coordination with the property manager is provided. Some strata corporations require specific contractors or approvals for exterior window work — check with the strata council before booking. Documentation can be provided as needed.
Do you offer window repair in nearby cities?
Yes. In addition to Burnaby, the team serves Vancouver, New Westminster, Coquitlam, Port Coquitlam, North Vancouver, West Vancouver, and Surrey. The home base is in Burnaby, so same-day or next-day service is often available to nearby cities. Call 236-880-8768 to check availability for your area.
Should I repair or replace my old windows?
It depends on the condition of the frame and the type of damage. If the frame is solid and only the seal or hardware has failed, repair is almost always the better value. If the frame is rotted, the window is single-pane, or multiple components are failing, replacement usually makes more financial sense in the long run. An honest recommendation is provided after inspection — repairs are never upsold to replacements.
Get Your Window Fixed Today
Same-day service available. Free estimates always. Call or text a photo of the problem and the team responds fast with a ballpark price.
Call 236-880-8768 Get a Free Quote