Windows and glass problems in offices,

shops, warehouses and commercial




Surveyors finding problems with windows

We market the services of independent Surveyors. Surveyors pride themselves on a high standard of work. We can offer Building Surveys also known as Structural Surveys and Home Buyers Reports. We also do Specific Defects also known as Engineers Reports or Damp Reports. We can also carry out Independent Valuations. Note these are not for bank lending but are to advise you how much we feel the property is really worth. If you have a property problem we may even already have written an article on it and we would refer you to the many articles we have on our home page use independent surveyors who are more than happy to chat. Please Free phone us on 0800 298 5424 and surveyor will call you back.

We have been surveying commercial problems for many, many years and we find again and again that there are problems with windows in commercial properties. The article below highlights what we have come across. If you have encountered further problems with your windows please feel free to contact us. Often the problems are not that significant when you are purchasing the property but they can seem to last forever when trying to resolve them. We feel to some extent this is why replacement windows is such a big industry as we have lost the art of being able to repair older windows and also the art of repairing new windows!


Free phone 0800 298 5424


Problems with windows in offices and warehouses

Metal window problems

Windows in older offices and older warehouses that have originally been built with a metal casement window with single glazing will over time rust and warp if not maintained to a good standard. Typically we find metal windows in War Years to Post War Years properties and up to the 1970's.

1960's metal office window

Beware if you are looking at one of these offices and warehouses. Do not be taken in by warehouses or offices that have metal windows that have been lovingly painted as they have often been painted just before the last occupier leaves with no attempt whatsoever to repair or prepare the window or to stop the rusting. They have simply been painted over, as you will discover if you decide to move into these properties, as very soon the rust will soon grin through (show through).

1970's office windows


Roof windows/roof lights/Velux windows

Another area where we never seem to get the use of glass right is in windows in roofs. These are also known as sky lights, northern lights or Velux windows (which is a trade name). Whatever they are called we simply never seem to be able to make them watertight in the long term. This is particularly common in warehouse buildings where they simply always seem to leak. Another thing that we come across time and time again is where the windows are covered in moss due to there being years of little or no attention to the condition of the window. Often water sits on roof windows either in the form of just water or in the form of water within the moss or lichens.

External view of roof lights



Problems with newer metal windows

Newer offices and warehouses tend to use aluminium windows that started to be used in the 1970's. Some of them used a thin double glazing and this was really the first venture into double glazing. We tend to find now that many of them have misted over windows.


Modern glazed buildings

Moving forward in time to modern glazed buildings, we are again discovering that these leak too! These have a very different set of circumstances to the others. It can sometimes be that the original design detail is incorrect and poorly designed which allows water or in some cases the mastic seal has deteriorated. Also it could be that the adjacent areas allow dampness in. Of course it could always be condensation or some other form of water within the structure.

Glazed office block


Leaking window

We can see dampness via the thermal imager


No simple solution to the problems

We are often called in after the owner has tried all the obvious things to try to resolve the dampness coming in. Remember it can be very expensive to even reach the potential leak area which can require expensive scaffolding.

Cracks in the mastic


We can understand to a certain extent why landlords or building owners ignore these leaks coming into the building. You should if at all possible allow us to examine the various options before you go to the expense of having scaffolds set up. Having said that, we would be more than happy to visit the property that has scaffolding already in place, as this allows us to have a much closer view. Scaffolding can become expensive if you are trying to decide what to do when the scaffolding is already up as every week the scaffolding is there adds to your bill.

Scaffolding needed for repair work


Why use us?


Why have a Schedule of Condition carried out?



Independent Commercial Property Surveyors

If you are interested in commercial property then have a look at our website . Also for those of you who have been involved in dilapidations, be it leasehold or freehold, then you may wish to look at our Dilapidations Website at and for Disputes go to our Disputes Help site . If you do not know what a dilapidations are then please have a look at our website.

We hope you found the article of use and if you have any experiences that you feel should be added to this article that would benefit others, or you feel that some of the information that we have put is wrong then please do not hesitate to contact us (we are only human).

The contents of the web site are for general information only and is not intended to be relied upon for specific or general decisions. Appropriate independent professional advice should be paid for before making such a decision.

All rights are reserved the contents of the web site is not to be reproduced or transmitted in any form in whole or part without the express written permission of


Free phone 0800 298 5424




building engineers

Home Buyers Reports Property Surveys - why we're the best. Engineers Reports
© Copyright

1stassociated-logo-for-footer IVSA-badge IVSA-putting-client-first call-us-for-footer

We have thousands of free property articles to help you - or call us freephone on 0800 298 5424

We have been working in the property industry for many years and have been
providing free property articles for over ten years. All for free and to help you with buying your next property.

House and Home Surveys and Useful Information

All you need to know about Building Surveys

Building Control, what do they do?

Designers and Architects will they save me money or will they cost me money

Enviroment, Your Building and Garden Gnomes

Estate Agents help sell houses and work for the vendors

Have a Structural Survey to protect you against structural problems

Home improvements, builder problems and ideas for you on how to solve them

How a Surveyor values a property, Chartered Surveyors and Regulated Valuers

How Chartered Engineers and Building Engineers can help you

Listed Buildings and Conservation Areas

NHBC National House Building Council

Structural Surveys and How We Can Help You

Traditional and Non-Traditional Houses and Mortgage Problems

Valuations and how much is the building worth?

Whats the difference between a Chartered Building Surveyor, Chartered Surveyor and an Independent Surveyor

Useful property problem articles by Chartered Surveyors explaining building issues to avoid

External - Helpful information on building problems on the outside of the property

Chimney issues and problems

Cracking and Movement Problems and Surveying Solutions

Flat Roof Problems, how we can solve them

Foundations and Structures and Settlement and Subsidence and Underpinning

Pitched Roofs Problems and Solutions

Roof Problems

Wall Problems

Windows and Doors and Fascias and Soffits and Wet Rot and Dry Rot and other problems

Internal - House problems we have investigated inside

All you ever need to know about floors

Asbestos in your home, what you need to know

Ceiling Cracks and Structural Problems

Condensation, Damp and Black Mould Problems

Cracking and Movement Problems and Surveying Solutions

Windows and Doors and Fascias and Soffits and Wet Rot and Dry Rot and other problems

Woodworm is it a problem or not? Is it active or not?

Services - Building help and advice on costly services

Drainage, what's underground can affect what's above ground

Heating; I just can't get my house warm enough or alternatively I just can't get my house cool enough

You can't mess around with the electric, you need an expert


Commercial Property Services

Building Terms Explained and Directories

Commercial Property Surveys

Commercial Structural Surveys

Leisure Facilites

Offices Large and Small

Shops and Retail

Warehouse and Industrial Buildings

Dilapidations Help and Advice What is a Dilapidations Notice?

A Beginner's Guide to Dilaps

Damp Mould and Condensation

Dampness Rising Damp Mould Black Mould Condensation

Dilapidations and Negotiations

Dilapidations Claim by a Landlord

Energy Saving what can I do?

Finance what is a Financial Adviser (We are not Financial Advisors)

Fire Risk and Help

Health and Safety Risks

Insurance how do I get the correct property insurance?

Landlords Surveying Advice

Property Investment how can I invest in property?

Property TV Reviews by an Independent Surveyor

Schedules of Condition Leasing a Commercial Property

Scotts Schedule and Section 18 Valuation

Tenants Surveying Advice

Weather how does weather affect my property?



Snow and Ice

Strong Winds

Reviews from clients on Commercial Building Surveys

Churches and Charities, helpful reviews from our clients

Industrial Buildings and Warehouses and what our clients say about us

Offices Large and Small, reviews and feedback from our clients

Pubs, Restaurants, Hotels and other Leisure facilities we have surveyed over the years

Shops and Retail, helpful reviews from our clients


First Time Buyers

Buying a Leasehold or Shared Freehold Home

Buying and Selling Houses for the experienced house and home purchaser

First Time Buyers how do I go about buying my first house and home?

Improve your property knowledge with our presentations on house, homes and commercial property

Building Surveys

Building Surveying Useful Information


Dilapidations Presentations in Detail

Final Year Building Surveying Exams for University Students or those that would like to know more

How old is your Building? Which era was it built in?

Party Walls

Surveyors and Design Tools

Disputes and Party Walls

Boundary Disputes

Building and Property Disputes

Party Wall Book Reviews

Party Walls Your Rights and Responsibilities

1stAssociated Surveyors Review for Structural Surveys and Building Surveys

Building Surveys, reviews and feedback from satisfied customers

Buy to let property clients, what they say about our structural surveys

Buying at auction, review of the survey

Buying bungalows and retirement properties and how our surveyors can help

Both at work / busy couples, how we can help and some 1stAssociated client reviews

Families with a young person flying the nest, reviews and feedback

First Time Buyers, what they say about us

Listed buildings, structural surveys

Older buildings, a review of buying an older house

Families with children looking for a new home, feedback and reviews

Buying a Non-Traditional Property

Residential Surveys

House and Home Surveys

Commercial Building Surveys

Commercial Surveys

1st Associated Surveyors Are Also Available in the Following Areas:

East Anglia and East

South and South East

West Country and South West


North and North East



London Markets

London Parks



Areas of Britain

1stAssociated Independent Expert Property Surveyors

Specialists in Home Buyers Reports, Building Surveys and Structural Surveys and Schedules of Condition

All Surveyors are Royal Institution of Chartered Surveyors qualified and RICS regulated

and are Members of the Independent Surveyors and Valuers Association

Putting the Client First

We do not accept service of documents by email or fax