Property Q&A in 75035>Question Details

Manny, Home Buyer in Frisco, TX

How much of a concern are foggy windows when buying a home? Can this be used to negotiate price? if yes, what would be a reasonable amount?

Asked by Manny, Frisco, TX Fri Jun 22, 2012

Help the community by answering this question:


Foggy windows should be a concern as it is considered a structural issue. Depending on your loan, maybe even a lender required repair. Broken seals on dual pane windows cause moisture to build up in between panes. Ele bills go up as the seals are compromised. During your inspection period, get a window contractor to give you a bid. Ask your loan officer if this type of repair is a lender requirement for loan. You can ask the seller to replace at bid cost or reduce sales price in lieu of repairs. Good idea to get two bids to present to seller.
0 votes Thank Flag Link Sat Jun 23, 2012
Your an idiot. Its mainly a cosmetic issue and very, very minimal thermal issue. I would still negotiate for the seller to pay to replace the glass due to the use and enjoyment of the property as you expected.
Flag Mon Oct 19, 2015
The seals are broken. Plan on $125 per window and maybe more for more elaborate windows
2 votes Thank Flag Link Fri Jun 22, 2012
Misty was mistaken......Broken seals on windows are not Structural Issues. Advising someone to alert their lender about a possible structural issue, when there is none, is a good way to get their loan Red Flagged and possibly miss their closing date. Even worse, they could lose the home they wanted to purchase by making a mountain out of a mole hill. Just for the record, almost every home has a window with a broken seal, and yet the real estate world keeps right on turning.
1 vote Thank Flag Link Sun Jun 24, 2012
I am glad I read your response after Misty's. My wife and I are trying to purchase our first home, and we are also dealing with foggy windows. They aren't attractive, but it is only a minor concern for us. The issue is certainly not worth jeopardizing our loan. Thank you for clearing that up.
Flag Fri Mar 6, 2015
Great response Grant. When I read Misty's comment I was amazed that she would say this. I've been in real estate 12 years and have always looked at it as a cosmetic issue. Also, you NEVER want to share this with the lender (i.e., appraiser) or get ready to lose many deals! The idea of getting a couple of estimates to fix the seal is always a great idea but in our market in the Northern California area if you want to nick-pick they will just move onto the next buyer. Great Advise!
Flag Wed Jan 28, 2015
Thank you Grant.
Flag Sun Jun 24, 2012
Foggy windows are a pain in my opinion. If the window is double-paned, it means that the seal between the layers of glass isn't working properly. That could cause problems beyond just having a clouded view. I'd definitely talk to my realtor about it if I were you.
0 votes Thank Flag Link Thu Mar 5, 2015
Foggy windows are an indicator that they weren't installed correctly. They are probably not the most energy efficient windows either. I think you should probably get the windows replaced. It's better to be safe than sorry.
0 votes Thank Flag Link Thu Feb 19, 2015
It can be pretty difficult to de-fog a foggy dual pane window. Honestly, I don't even know where to start. It means the seal has been compromised on one or both of the windows. Firstly, that means that the insulation isn't working very well. Secondly, it is going to look pretty terrible. I think it's definitely worth bringing up during negotiations. Don't let them get off easy for that.
0 votes Thank Flag Link Fri Feb 13, 2015
The seals on the windows are broken, and depending on how many are like this, it could be very expensive to fix. This being said, you could use this to negotiate with your seller. Either they can pay for it, and the price of the house might go up a bit, or you can pay to do it and they can agree to lower the price of the house.
0 votes Thank Flag Link Wed Feb 4, 2015
If the windows are getting foggy, then that means that the windows aren't properly insulated, and this can be a problem. As time goes on, this will become a bigger problem, so I would be sure that you get this taken care of. I would talk to the owner about different prices, and possibly look at replacement options to know what a good price would be. Then you can discuss a possible option for replacement with the owner and come to a good decision.
0 votes Thank Flag Link Wed Dec 17, 2014
Foggy windows are caused when the seal fails between the two panes of glass. Generally they will need to be replaced. I just had one replaced on my home and it cost about $200. You would want to get an estimate as to the replacement cost if you want to ask for funds or request in the repair addendum that they correct the effected windows along with any other issues you wish to negotiate them to take care of.

Best of luck to you.

Don Groff
REALTOR® | Mortgage Broker
Keller Williams Realty | 360 Lending Group
o 512.669.5599 m 512.633.4157 |
0 votes Thank Flag Link Sun Jun 24, 2012
He's exactly right, you should definitely negotiate this into the price. Are all of the windows foggy in the house or just a couple? You don't want to have broken seals, and you're going to need to replace the glass soon. I wish you the best of luck.
Flag Mon Dec 15, 2014
Most of the time they do not effect the function of the windows, they are cosmetics. You should ask a window guy to come and look at them and give you his opinion and a quote. The quote that he gave you should be in writing and be used as a negotiation tool. Your realtor should be able to advise you on this. If you are not currently working with one, I can help you. Feel free to call me at my number below.


Susie Kay, Realtor®
United Real Estate
III Lincoln Centre, 5430 LBJ Freeway #280
Dallas, TX 78240

Servicing your real estate need is my priority!
0 votes Thank Flag Link Sun Jun 24, 2012
Foggy windows certainly get your attention. They are cosmetic issues and even though they don't look good they are not related to structural integrity or your utility bills. If you would like the inspectors name that I received this information from contact me and I will give you his contact info.
0 votes Thank Flag Link Sun Jun 24, 2012
Hi Manny-

There are several company's that can repair a single pane, multiple panes or just reseal the windows. It does matter on the size of the pane(s) as the pricing will vary. The last one my buyer did was the lower section of standard window and I received a bid of $390 for the repair and we asked for that as part of our repairs with the inspection.

Your real estate agent should be able to advise you on this and should know what to do.

Best regards,

Sherry Renfroe
Ebby Halliday Realtors
(214) 215-4145
0 votes Thank Flag Link Sat Jun 23, 2012
The foggy windows have damaged weather-seals allowing moisture to get between the panes of glass Sometimes they are extremely clouded, sometimes barely noticeable. If they are in a conspicuous place seller/buyer may be more inclined to replace them. If not its not really a big deal.

Some sellers will refuse to fix if they aren't very notifeable. Price varies with size/location/type.

Systematic Home Inspections
0 votes Thank Flag Link Sat Jun 23, 2012
Your Realtor should be assisting with these questions. Many questions require answers:

1. Size of window
2. Double Pane
3. Location of window , 1st story, 2nd story , easy to reach or ladder ?
4. Many other questions.

Lynn911 Dallas Realtor & Consultant, Credit Repair Advisor
Multimillion Dollar Sales Producer

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0 votes Thank Flag Link Fri Jun 22, 2012
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