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LIVE · Studio ·Vol. I ·California Residential Design-Build ·ADUs · Custom Homes · Multifamily ·License & insurance details on request ·CSLB #1156772 ·Starting $250K ·10–16% ROI ·San Francisco · HQ ·Bay Area ·Los Angeles ·LIVE · Studio ·Vol. I ·California Residential Design-Build ·ADUs · Custom Homes · Multifamily ·License & insurance details on request ·CSLB #1156772 ·Starting $250K ·10–16% ROI ·San Francisco · HQ ·Bay Area ·Los Angeles ·
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Desk 01 · HQ · Bay Area · Windows & doors

Bay Area Window & Door Replacement Contractor. the openings that let the Bay in.

Replacing windows in the Bay Area is a flashing-and-WRB job first, a Title 24 job second, and (often) a structural-header job third. We replace, retrofit, and build new openings across SF, the East Bay, Peninsula, and South Bay with proper sill pan, head flashing, and integrated WRB lap.

Licensed California contractor · CSLB #1156772 · Bay Area desk · city-by-city review

Begin a Bay Area windows & doors brief →← Back to Bay Area desk

About Windows & Doors in Bay Area

We install dual-pane vinyl, fiberglass, aluminum, and folding-glass-wall systems — common on Peninsula and Eichler indoor-outdoor renovations.

Bay Area permit notes · Windows & Doors

What we resolve before drawings begin.

  • 01

    Title 24 + city plan check

    All Bay replacements meet Title 24 U-factor + SHGC and clear city plan check. We specify NFRC-certified product.

  • 02

    Structural header on enlarged openings

    Cutting a bigger opening triggers structural recalc — header, shear, lateral. Engineer at feasibility.

  • 03

    Flashing detail for wind-driven rain

    Bay Area sill pan and head flashing detail is the difference between a 30-year window and one that leaks at year four.

Windows & doors · brand-by-brand reality check · Bay Area spec

The cheapest window in California costs more than the most expensive window — because non-compliant U-factor kills your Title 24 envelope budget and forces wall-insulation upgrades elsewhere.

  • Andersen, Marvin, Pella, and Milgard cover 80%+ of the architect-spec'd US market.
  • California Title 24 sets U-factor and SHGC limits by climate zone. Most LA replacement windows must hit U ≤ 0.30 and SHGC ≤ 0.23.

The manufacturers we actually specify.

  • Marvin

    premium

    Warroad, MN

    Wood-clad and Essential fiberglass · Signature lines for additions

    Aluminum-clad exterior over real wood interior — the right window for historic LA homes where you want true wood inside without exterior maintenance.

    Ultrex pultruded fiberglass · Lifetime limited warranty

  • Andersen

    premium

    Bayport, MN · founded 1903

    400-series (Perma-Shield) and A-series · most-spec'd in upper-mid remodels

    100 Series Fibrex (reclaimed wood fiber composite) hits a price/performance sweet spot for full-house replacement on Craftsman homes.

    20-year glass · 10-year non-glass

  • Pella

    workhorse

    Pella, IA

    Lifestyle, Architect, Reserve lines + Hurricane Shield

    Strong on between-glass blinds (good in second-story bedrooms facing the street) and impressive operating hardware feel.

    Limited lifetime warranty on wood/clad

  • Milgard

    workhorse

    Tacoma, WA · MITER Brands

    Tuscany, Trinsic, Style Line · the LA mid-market workhorse

    Vinyl and fiberglass with a transferable Full Lifetime warranty including labor on glass and parts — meaningful when you're selling within 7 years.

    Full Lifetime warranty including parts & labor

  • Jeld-Wen

    value

    Charlotte, NC

    Premium Vinyl + Siteline EX clad-wood

    Most cost-effective Energy Star compliant option for spec-grade or rental ADU work without sacrificing CA Title 24 numbers.

  • Western Window Systems

    specialty

    Phoenix, AZ

    Aluminum multi-slide and bi-fold patio systems

    When the brief is 'open the wall to the yard,' nothing else specs cleanly for 16–24 ft openings with thermally broken aluminum that meets Title 24.

  • LaCantina

    specialty

    Oceanside, CA

    Folding & sliding patio doors made in CA

    California-made; shorter lead times for SoCal jobs vs. East-coast competitors.

Material tiers · what you're actually choosing between.

MaterialLifespanInstalled in CABest forTrade-offs
Vinyl20–30 years$650–$1,100 per openingRental ADUs, garage conversions, like-for-like replacement.Color is the chemistry — can't be re-painted reliably. Avoid dark vinyl on west elevations.
Fiberglass (Marvin Essential, Milgard Ultra)30–50 years$900–$1,600 per openingOwner-occupied homes that want longevity without wood maintenance.Heavier; verify framing/jamb depth before order.
Aluminum-clad wood (Marvin Signature, Andersen A-Series)40–60 years$1,500–$3,500 per openingArchitectural specifications where interior species (mahogany, oak) is a feature.10–14 week lead time on custom sizing.
Thermally-broken aluminum (Western, Fleetwood)40–60 years$2,000–$5,000 per openingModern minimalism, large openings, multi-slides.Hits Title 24 only with high-performance glass packages — confirm calc before order.

Specification gotchas we resolve before contract.

  1. 01

    Egress vs. fixed — bedrooms aren't optional.

    Every sleeping room needs a window with ≥ 5.7 sf clear opening, ≥ 20 in wide and ≥ 24 in tall, sill ≤ 44 in. We size to egress before we size to aesthetics.

  2. 02

    Title 24 U-factor stack.

    Replacing > 50 ft² of glazing triggers compliance docs. We pull NFRC labels at install (not just delivery) — the inspector wants to see them on the glass.

  3. 03

    Pan flashing under sills.

    We install a sloped sub-sill flashing pan (Vycor or formed-metal) on every window. Without it, the wall behind a leaking weep can rot before anyone notices.

Sources · NFRC Certified Products Directory · CA Title 24 — Residential prescriptive U-factor table

Other Bay Area services.

All Bay Area services →

Bay Area city directory · 172 cities served

Windows & Doors, written for your city.

Each link opens a dedicated page calibrated to the city's permit authority, lot conditions, and price band — not a generic regional landing.

Bay Area · Windows & Doors FAQ

Questions Bay Area homeowners ask first.

Start a Bay Area window or door brief. We'll review Title 24, structural feasibility, and write a fixed-scope contract.

  1. What does a Bay Area window replacement cost?
    Full-frame window replacements $1,100–$2,500 per opening installed. Folding-glass wall $1,800–$3,500+ per linear foot.
  2. Do I need a permit?
    Like-for-like vinyl retrofit usually doesn't. Full-frame, header changes, and any structural opening changes do. We pull what's required.
  3. Can you do indoor-outdoor folding walls?
    Yes — NanaWall, LaCantina, and Western, with proper header, drainage track, and finish detail. Common on Peninsula and Eichler remodels.
  4. How long does a whole-house window replacement take?
    Most single-family full-frame replacements run 6–12 working days on site after material delivery. Lead times on custom or folding-glass systems can add 10–18 weeks.
  5. What does Title 24 require for Bay Area window replacements?
    All replacement glazing must meet Title 24 maximum U-factor and SHGC. We specify NFRC-certified product and submit the certificate at permit closeout.
Begin

Begin your projectin twenty minutes.

A short feasibility review of your lot — what you can build, roughly what it costs, and how long it will take. Free of charge. No sales call afterwards unless you ask for one.

Get started→or call +1 (510) 405-5921
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