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Real Deal Builders

Service 09 / 16

Windows

Real Deal Builders installs replacement windows, retrofit and full frame. A window is a hole cut in a weatherproof wall, so the install is really a waterproofing job with a view attached. What decides whether a new window leaks five years from now is not the brand of the unit, it is whether the sill pan went in first and whether every layer of flashing laps over the one below it, so water sheds down and out instead of collecting behind the trim. We install the unit square, plumb, and level so it operates smoothly, flash it in the correct order, and patch the stucco, siding, and trim around the opening so the finished wall looks untouched.

Bay window seating area with new white framed windows filling the room with afternoon light over a hardwood floor
Typical timeline
One to three days for most homes
Trades we manage
Demo, set, flash, patch stucco or siding, trim
Permits
Sometimes for structural opening changes
Typical scope
A single failed unit to every window in the house

Behind the work

How this comes together

01

Flashing order is what keeps water out

Every layer around a window has to shed onto the layer below it, the same way shingles do on a roof. The sill pan goes in first so anything that gets past the unit lands in a tray and drains back out. The window is set and fastened. The jamb flashing laps over the sill pan, the head flashing laps over the jamb flashing, and the house wrap laps over the head flashing. Done in that order, water always has a path down and out.

Reverse any one of those laps and the same detail funnels water into the wall instead of out of it, where it rots framing and shows up as a stain on the drywall long after anyone connects it to the window. This is the step that separates a window that lasts from one that becomes a repair, and it is invisible the moment the trim goes on.

02

Retrofit or full frame replacement

A retrofit, sometimes called an insert, fits a new unit inside the existing frame. It is faster, cheaper, and disturbs less of the wall, and it is the right choice when the existing frame is square and sound. The trade off is a slightly smaller glass area, because the new frame sits inside the old one.

A full frame replacement takes the old unit out down to the rough opening, which lets us inspect and correct the framing, install a proper sill pan, and flash the opening from scratch. It costs more and takes longer, and it is the right call where there is existing water damage, where the frame is out of square, or where you want to keep every inch of glass. We tell you plainly which one your openings actually need.

Window flashing sequence, shingle lap order A window opening in a wall showing the correct install order: sill pan flashing first, then the window, then jamb flashing lapped over the sill pan, then head flashing lapped over the jambs, then house wrap folded down over the head flashing. Dashed lines show water shedding down and out. Window flashing, in order Every upper layer laps over the one below Water runs down and out 1 2 3 4 5 Wall sheathing shown behind the opening 1 · Sill pan First layer in, sloped or with end dams so water that gets past the window drains back out. 2 · Window Set level and fastened through the flange. 3 · Jamb flashing Laps over the sill pan, never tucked under it. 4 · Head flashing Laps over the top of both jamb pieces. 5 · House wrap Folds down over the head flashing last. Shingle lap Every upper layer sheds onto the one below it, the same way roof shingles work. Reverse the order and every layer funnels water into the wall instead of out of it.
The flashing order that keeps water out of the wall. A window does not leak because of the window. It leaks because the flashing went on in the wrong order. Each layer has to lap over the one below it, the same way roof shingles do, so water that reaches the opening is carried back out to the face of the wall.

What this service includes

  • Replacement windows, retrofit insert and full frame
  • Sill pan installed first, with flashing lapped in the correct order
  • Dual pane and Low-E glass that meets California energy requirements
  • Removing and replacing failed, fogged, or cracked units
  • Stucco, siding, and trim patched around the new opening
  • Interior casing and finish so the opening reads original

Recent work

Windows in the Santa Clarita Valley

Installer setting a new exterior window into its opening from a ladder, checking the frame before fastening
New sliding window set into a prepared rough opening with the exterior trim and flashing still to be finished

Working with us

From first call to final walkthrough

  1. 01

    Free walk

    We come to your home or site, talk through what you want to change, and ask the questions that shape an accurate scope.

  2. 02

    Written quote

    A detailed, honest, written quote lands in your inbox. You know the scope and the number before any work begins.

  3. 03

    Trades in order

    We sequence the trades so each one sets up the next, with one point of contact holding the whole project together.

  4. 04

    Punch and walkthrough

    We walk every finish with you, correct anything on the list, and do not close the job until it is done rather than promised for later.

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Where we work

Real Deal Builders delivers this service across Santa Clarita, the San Fernando Valley, and the surrounding areas. Choose your city to see how we serve it.

Santa Clarita Windows in Valencia Newhall Saugus Canyon Country Stevenson Ranch Castaic Acton Agua Dulce Palmdale Edwards AFB Lancaster Quartz Hill Rosamond Mojave Lake Hughes Lake Los Angeles Frazier Park Thousand Oaks Moorpark Simi Valley Agoura Hills Newbury Park Westlake Village Oak Park Calabasas Hidden Hills Camarillo Fillmore Santa Paula Piru Sylmar Granada Hills Porter Ranch Chatsworth Northridge Mission Hills San Fernando Pacoima Sun Valley North Hollywood Van Nuys Sherman Oaks Studio City Encino Tarzana Woodland Hills West Hills Canoga Park Reseda Winnetka

Common questions

Frequently asked

The questions we hear most often, answered plainly. If your question is not here, call us and we will answer it the same way.

What is the difference between retrofit and full frame replacement?

A retrofit fits a new window inside the existing frame, which is faster and less expensive but loses a little glass area. A full frame replacement removes everything down to the rough opening, which lets us inspect the framing and flash the opening properly. Full frame is the right call where there is water damage or the opening is out of square.

Why do new windows leak?

Almost always because of flashing, not the window itself. If the sill pan was skipped or the flashing laps run in the wrong order, water gets directed into the wall instead of out of it. A quality unit installed badly leaks. A modest unit installed correctly does not.

Do new windows have to meet energy requirements?

In California, yes. Replacement windows have to meet state energy standards, which in practice means dual pane units with a Low-E coating and rated U factor and solar heat gain numbers. We specify units that comply so the work passes and you actually get the efficiency you paid for.

Will new windows lower my energy bill?

Usually yes, especially replacing single pane units, and the difference is most noticeable on west and south facing glass that takes afternoon sun. How much depends on what you have now, how many openings, and how well the rest of the house is insulated. We will not promise you a specific number.

Do you fix foggy windows?

Fog between the panes means the seal on the insulated glass unit has failed. Sometimes just the glass unit can be replaced while keeping the existing frame, which is much cheaper than a full window. We look at the specific unit and tell you which option applies.

Will you patch the stucco or siding around the opening?

Yes. Cutting into stucco or siding is part of the job, and patching it back so the repair is not obvious is part of finishing it. On stucco we match the texture, and we can coordinate paint so the whole wall reads as one surface.

How long does a window replacement take?

Most homes are done in one to three days depending on the number of openings and whether they are retrofit or full frame. Each opening is opened and closed the same day, so the house is never left open overnight.

How much does window replacement cost?

Cost is driven by the number of openings, the size, the frame material, whether the work is retrofit or full frame, and how much stucco or siding patching is needed. We price against a written scope with the actual opening count and sizes rather than a per window average.

Planning a project like this?

When you are ready for a number on your own project, we will walk it with you and put the price in writing.

Get a free quote (818) 276-7344