Menu
London's trusted window installation service — call us for a free site survey.
Get a quote
A detailed, independent assessment of every window in the property, written by window specialists. Refurbish or replace, with measurements, condition and the work required — so you can plan the cost, and negotiate the price, before you commit.
A specialist assessment of each window in a property, so you know the true cost of the windows before you commit to the purchase.
An independent window report is a detailed, written assessment of every window in a property, carried out by window specialists. For each window it records the measurements and the condition, and states whether the window can be refurbished or needs complete replacement — along with the work required to put it right.
It is written for people buying a property, usually one with older timber windows, who want to understand what they are taking on. The report is independent: it is not a quote for the work, and you are free to take it to any contractor you choose.
A general property survey looks at the whole building. Windows are one line among many, and a surveyor working through a house in a few hours is rarely in a position to assess timber joinery in detail — probing sills, checking the bottom rails of the sashes, the joints and the glazing.
The result can be costly. We have come across cases where buyers were told that their windows only needed refurbishment, and only after completing the purchase discovered that the timber was severely rotten and the windows needed to be replaced in full. By then the price has been agreed and the money has gone, and the bill for the windows falls entirely on the new owner.
A window report can help you identify potential costs before you buy, negotiate a fairer price, and avoid expensive surprises after completion.
The main benefit for most buyers is leverage. An independent report written by window specialists gives you a strong, evidence-based foundation for negotiating the purchase price. If it identifies significant refurbishment or replacement costs, you can use those findings to ask for a reduction that reflects the true condition of the property.
That can potentially save thousands of pounds in future expenses — for a fee of £350 to £550. Even where the news is better than expected, you buy knowing what the windows will and will not need, and can plan for any work rather than be surprised by it.
Every window is assessed individually, rather than the property being given a single blanket opinion.
The defects found and the overall condition of the windows, in plain English you can act on.
The size of each window is recorded, which is what any contractor needs in order to price repair or replacement.
A clear recommendation for each window on whether it can be refurbished or needs complete replacement.
The work required to address each issue identified, so the cost can be understood and planned for.
The report is not a quote. You choose which contractor carries out the work — including one of your own.
A real 13-page report on a London period home. The client's name, the address and the photograph of the house have been removed to protect their privacy.
Here is what the sample report concluded. Every property is different, but this is why each window and door gets its own assessment.
| Ref | Where | What the report found | Verdict |
|---|---|---|---|
| D01 | Front door and frame | The door has moved, leaving a large gap to the frame. The stained glass can be reused in a new door. | Replace |
| W01 | First-floor front windows | Deep cracks into decayed timber, a rotten sill, stiff lower casements, upper casements painted shut and black mould suggesting condensation. | Repair, new sill |
| W02 | Ground-floor front bay | The same pattern of defects, with secondary glazing already fitted. It helps with draughts and noise but does not remedy decay or poor fit. | Repair, new sill |
| W03 | First-floor front bay | Deep cracking and decay at the corners, a rotten sill, and upper casements that cannot currently be opened. | Repair, new sill |
| D02 | Rear French doors | Major cracks and significant timber rot to cut out and replace, loose stained-glass leadwork and rotted seals. | Refurbish |
| W04 | First-floor rear sash bay | Bowed meeting rails, deep cracking and decay, stiff sashes and defective locks, with no room in the rebates for double glazing. | Replace |
| W05 | Rear bathroom sash | The best-condition window in the survey. Refurbishment recommended, with no draught proofing needed. | Refurbish |
Two to replace, five to keep and repair. A single blanket opinion could not have shown that.
The corner cracks here ran into decayed timber. Filling and redecorating alone would have been inadequate, however good the finish looked.
Rotten sills were marked for replacement, because refurbishing them would only have been a temporary repair.
The rebates were too shallow for even a 12mm slimline unit, so a later upgrade would mean new windows rather than new glass. See our guide to double glazed sash windows.
Secondary glazing suggests noise or draughts have been a problem, but it does not remedy decay or poor fit in the original windows behind it.
The cost of an independent window report ranges from £350 to £550, depending on the number of windows in the property.
Set against the price of a property — and against the cost of replacing windows that turn out to be beyond repair — it is a small investment, and it is the figure that tells you whether a larger one is coming.
Already own the property and know you need work done? You probably want a quote rather than a report — see our sash window repair, restoration and replacement services, or our guide to repairing or replacing sash windows.
It is a detailed, independent assessment of each window in a property, carried out by window specialists. For every window it records the measurements and condition, and states whether the window needs refurbishment or complete replacement, together with the work required.
An independent window report costs between £350 and £550, depending on the number of windows in the property.
A general survey covers the whole building and may not identify every window defect. We have seen buyers told their windows only needed refurbishment, only to find after completion that the timber was severely rotten and the windows had to be replaced. A specialist report looks at each window in detail before you commit.
Yes. An independent report prepared by window specialists gives you evidence-based findings to use in negotiation. If it identifies significant refurbishment or replacement costs, you can use it to seek a price reduction that reflects the property's actual condition.
An individual assessment of each window, details of defects and the overall condition of the windows, window measurements, a recommendation on whether refurbishment or replacement is required, and details of the work needed to address any issues identified.
No. The report is independent, so you are free to choose any contractor to carry out the recommended work.
It is aimed at people buying a property, particularly one with older timber windows, who want to know the true condition of the windows and the likely cost of any work before they commit to the purchase.
Yes. You can read a real 13-page sample on this page, with the client's name, the address and the photograph of the house removed to protect their privacy.
It can. In our sample report the existing rebates were too shallow for a 12mm slimline double-glazed unit, so upgrading later would have meant replacing the windows rather than reglazing them. That is worth knowing before you budget.
It can. Our sample report covers the front door and the rear French doors alongside the windows. Tell us what you would like included when you request your report.
Whether you need a sash window repair, full replacement, or heritage restoration — get in touch for honest advice and a free, no-obligation quote.
218 Hornsey Road, London, N7 7LL
Fill in the form and we'll get back to you within one business day — usually much sooner.
Cover page
Findings: front door
Photographic record
Findings: front windows
