The short answer
Treat broken glass as urgent, because California’s habitability law lists unbroken windows and doors as part of a weatherproof rental. Batch everything else: walk the building once, list every window by unit, location, size and glass type, and replace in one scheduled visit. Use turnovers to check screens, locks, sliders and bedroom egress windows, and keep before and after photos by unit.
For a homeowner, a broken window is one problem. For a property manager, it is one of dozens of small problems across a building, each with a tenant waiting, an owner asking about cost and a schedule to fit around. The good news is that window and glass work batches really well.
What California expects
California's habitability law, Civil Code section 1941.1, lists effective waterproofing and weather protection, including unbroken windows and doors, among the basics a rental must have. A broken window is not a cosmetic item to get to at the next turnover. Secure it right away and get the glass replaced promptly.
This is general information, not legal advice. Check with your attorney or association for how it applies to your property.
The calls we get most from managers
- Broken panes after vandalism, a break-in or a tenant accident
- Foggy dual pane units showing up across a building as windows of the same age fail together. See why windows fog between the panes
- Torn or missing screens at move out
- Sliders that will not lock or barely move, which is a security problem as much as a comfort one. See sliding door hard to open
- Closet and bathroom mirrors cracked or desilvered
- Skylights with a failed seal or a crack
One walkthrough, one list, one order, one install day. Batching is how 31 windows get done in a day.
How to batch window work
- Walk the building once. Note every window and door with a problem: unit number, room, approximate size, single or dual pane, and whether the glass is tempered.
- Let us measure everything in one visit. Glass and dual pane units are made to exact size, so accurate measurements up front prevent a second trip.
- Order together. One order means one delivery and one install schedule.
- Schedule by section. Notify tenants by building or floor, with a clear time window. Glass-only repairs leave the frame in place, so each unit is disrupted for a short time.
Glass-only repairs keep the frames, trim and stucco untouched, which keeps units quick to turn.
Send us the list, or have us walk it with you. We will measure everything once and give you one written price.
A turnover checklist for windows and glass
- Every window opens, closes and locks
- Bedroom windows open fully and are not painted or screwed shut, since they are a way out in an emergency
- No cracked or chipped glass
- Note any foggy dual pane units, even if they are not urgent yet
- Screens present, tight and untorn
- Sliding doors roll easily and the latch catches
- Mirrors are not cracked or showing black edges
Documentation owners appreciate
Ask for before and after photos and an invoice itemized by unit number. It makes owner reporting easier and gives you what you need if tenant caused damage is charged back.
Emergencies and break-ins
Ground floor units and storefront spaces in mixed use buildings come first. The order is secure, document, replace. If you also manage retail space, our first hour storefront checklist and tempered vs laminated glass guide are worth bookmarking.
Quick answers
Can you work around tenants who are home?
Yes. Glass-only repairs leave the frame in place, so each unit is disrupted for a short time. Give tenants a time window and we work unit by unit.
Can you itemize the invoice by unit?
Ask us to, and we will. It makes owner reports and tenant chargebacks much easier.
Do you handle screens and sliders too, or just glass?
We handle window glass, dual pane units, screens, sliding door rollers and locks, mirrors and security doors, so one vendor can cover the whole turnover list.
Is a broken window in a rental urgent?
Yes. California habitability law lists unbroken windows and doors as part of a weatherproof rental. Secure it right away and get the glass replaced promptly.