Windows & Doors for Older Santa Monica Homes
Windows and doors for older Santa Monica homes in a set order: measure, order, protect, open one at a time, flash and trim, with hardware that resists salt.
Nothing comes out of a wall in Santa Monica until the new units are on site and checked against the order. That sequence matters on an older house, because an opening left empty overnight invites dust, damp and trouble, and a wrong-size unit discovered after demolition stalls the whole job. So we measure, order and inspect the delivery first, then open the house one window or door at a time and close each opening before we leave.
Sequence on installation day
Floors and furniture near the opening are covered and the interior stops come off before the exterior. Paint is tested so old lead coatings are contained before any cutting. The old sash and frame come out, the rough opening is repaired where it is soft, and a sloped sill pan and membrane flashing go in. The new unit is set level and plumb, shimmed and fastened, and the gap is sealed with low-expansion foam. Exterior trim and interior casing go back last, followed by caulk and paint.
Choosing parts that last near the coast
On a lot close to the ocean, salt settles on hardware and pits plain steel and some aluminum finishes. We specify stainless or bronze hinges, locks and fasteners, and frames with finishes rated for coastal exposure. Wood sashes that stay are primed on every face before painting. Should the parcel lie within the mapped coastal zone, exterior changes to openings can bring a planning review before the building permit, so we confirm whether that step applies to the property before any order is placed.
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If the wood is sound, a restored sash with new glazing compound, cords and weatherstripping can serve well, especially with a good paint film to shed moisture. Where rot has reached the sill or the joints have opened, a full-frame replacement in that opening is the steadier choice.
We document every original window before ordering: the frame face width, how deep the sash sits and the grille pattern. Units are chosen to repeat those dimensions with corrosion-resistant hardware, and the old exterior casing is saved and refitted where it survives removal.
The City of Santa Monica permits building work in the city, and replacement windows and doors generally need a permit with energy labels reviewed. A resized opening adds a framing check, and a parcel mapped within the coastal zone may call for planning sign-off first. We prepare and submit everything required.
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