Sash and Case Windows: Repaint or Fully Restore? How to Decide
Updated: Oct 27
If your sash and case windows look tired, it's easy to assume they need a full restoration, or even replacing. Often they don't. Many windows in Edinburgh's tenements and townhouses are well over a century old and still structurally sound. What they usually need is proper preparation, some repairs and good paint. This guide explains how to tell the difference.
What "painting" a sash window involves
Done properly, painting a sash window is much more than a fresh coat. A typical job includes:
cutting back and sanding flaking or blistered paint
making small timber repairs and filling cracks
renewing loose or cracked putty around the glass
priming bare timber
painting the sashes and the box case, inside and out, with a paint made for exterior joinery
making sure the sashes aren't painted shut.
What a full restoration involves
A full sash restoration is normally carried out by a specialist joiner. It can include:
taking the sashes out
replacing rotten sections of timber
renewing sash cords and pulleys
re-weighting the sashes
fitting draught-proofing brushes
reglazing.
It's more disruptive and costs much more than repainting, but it's the right choice when the timber or the mechanism has failed.
Signs that repairing and repainting is enough
The paint is flaking or cracked, but the timber underneath feels solid.
The putty is cracked or missing in places.
The sashes open and close, even if they're a bit stiff.
There's no soft or crumbling timber when you press the sills and the bottom rails.
The windows look shabby rather than broken.
Signs your windows may need a joiner or full restoration
Soft, wet or crumbling timber, especially on sills and the bottom rails of the sashes.
Broken sash cords, or sashes that won't stay open.
Sashes that rattle badly or let in a lot of draught even when closed.
Large gaps between the box case and the stonework.
Broken glass or panes that move.
If we find problems like these when we come to quote, we'll tell you honestly. We'll explain what painting can and can't fix.
The middle ground: repair, then paint
Many windows fall in between. A few small timber repairs, renewed putty, a sealed gap at the box case and two or three good coats of paint can add years of life. It costs far less than a restoration, and keeps the original timber, which is often better quality than new.
Why regular painting protects your windows
Paint is what keeps water out of the timber. Once it cracks, water gets in, the putty fails and rot starts. Repainting before the paint has broken down completely is the cheapest way to look after sash and case windows. Exposed windows facing the prevailing weather need checking more often. See how Edinburgh's weather affects your paint.
Listed buildings and conservation areas
If your home is listed or in a conservation area, keeping and repairing original windows is generally encouraged. Changing the window colour or replacing windows may need consent, so check with the City of Edinburgh Council before you make changes. Historic Environment Scotland's guide to maintaining sash and case windows is also worth reading.
How we assess your windows
When we visit, we look at each window's paint, putty, timber and how it opens. Then we give you a written quote for repairing and repainting them. If any window needs more than we can offer, we'll say so.
"Over the last 3 years they have repainted all our interiors and exteriors including 21 sash and case windows." (Google review)
Find out more about our sash and case window painting, or read why maintaining sash and case windows pays off.
Need a hand? Edinburgh Painting Specialists is a family-run painting and decorating business. Call or text us on 07514 665726 or get a free quote.
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