Replacing window seals?

[MaggieTheCat]

So, my husband and I put in an offer on a house that we like. Yay! Part of our offer included that we wanted the current owners to fix some seals around the windows. They had an inspection done a couple of years ago, and back then, it was noted that some of the seals around some windows were missing or broken, and they have not been replaced. The owners do not want to agree to fix these seals, since they claim the windows are still structurally sound. The main problem is that the windows fog up when condensation forms between the panes due to the broken seals.

1) Are windows without seals actually "structurally sound"?
2) How much would it cost for us to repair/replace the windows ourselves?
3) Is it worth it to push this subject and not agree on a contract unless they fix the seals (or otherwise lower the price accordingly)?

[TheSHAD0W]

Yes, a seal failure will leave the windows structurally sound. If the windows are low-E, though, it will reduce the insulating properties of the windows. It is unlikely you will be able to repair the window seals or remove the moisture. I recommend you get a quote from a local window supplier for replacements.

[wolfie]

One thing worth looking into - double-glazed windows usually have a manufacturer's warranty against seal failure. Is the warranty still in effect? If so, the current owner should be able to get them replaced at no cost.

There are some companies that do de-fogging of no-longer-sealed double-glazed windows - if the sellers aren't willing to get the units replaced, and they're no longer under warranty, you might want to look into this, since it's cheaper than replacing the window glass (although not quite as good insulation-wise as a still-sealed unit, but a heck of a lot better than single glazing).

[taxguykarl]

Angie's List can help you find a good contractor. They saved me quite a bit. Save the receipts as Congress is considering extending the tax credit for energy-saving home improvements.