Ask David...

Real life answers to your Real Estate questions

Dear David: Our house was built in 2002 and condensation is building up between our thermal window panes. Do we need to replace the windows? — In A Fog

Dear Fog: In the case of modern aluminum or vinyl windows (circa 1990 or newer), it’s generally possible to replace the individual thermal panes (known “lights”) faster and at a fraction of the cost of replacing the entire window unit. Most flat glass suppliers can do this sort of work, and if they are able to have the lights manufactured locally, turnaround can be in as little as 2 to 3 days. Imagine each light as a little container: it consists of 2 panes of glass, held together by a seal. The space between the panes is filled with gas, typically argon or krypton, which buffers the cold outside air from the warm air inside your home. When a leak develops over time, the gas starts to escape. When the buffer between the two temperatures is depleted enough that it stops being effective, you’ll start to see condensation. There are thermal pane “repair methods” available, which tend to involve drilling a hole to let the condensation escape. As you might expect, long term results can be less than satisfactory. Since this approach does not replace the gas between the panes of glass, the window no longer acts as an effective thermal barrier. In my experience, if several windows are failing at once, it’s best to get a quote for replacing all of the failed lights, if it can work within your budget. Like everything else, light replacement involves an economy of scale: it will cost less per unit to do ten lights than it will cost to do just one. Dear David: What does it mean when real estate signs and print ads say “Coming Soon”? — Curious

Dear Curious: Realtors sometimes use the words “Coming Soon” to let people know that a home will be listed on the professional MLS® system in the near future. I find that this approach can be an effective way to generate some buzz within the neighbourhood while we’re putting final touches on the home (like staging or painting) before officially launching it on the public market. This advanced notice can help ensure that folks don’t miss it once it pops up on MLS®, if it happens to sell very quickly. To comply with industry guidelines, these signs should say Coming Soon to MLS®, or Realtor.ca, or whatever the case might be, so that those who see it will know where to find the listing information. From an industry perspective, the term “Coming Soon” also implies that a listing agent has the property under contract.