Johnson County, Kansas
Replacement Windows in Olathe, Measured and Installed by One Crew
We put replacement windows into Olathe houses: casements, double-hungs, sliders, basement windows and sliding glass doors. Each one is measured in your house, built to that opening and installed by the same crew from tear-out to trim, so you end up with windows that open easily, lock tight and keep the wind out.
What we replace
- 01Casement WindowsCrank-out sashes that press against the seal when the wind picks up.
- 02Double Hung WindowsBoth sashes move and tilt in, so the outside glass gets cleaned from inside.
- 03Full Frame Window ReplacementDown to the rough opening, or a new window set inside the old frame.
- 04Hail Damaged Window ReplacementWhole windows replaced after a storm cracks frames or breaks seals.
- 05Sliding Glass Door ReplacementThe full door unit out, a new one set on a flashed, level sill.
- 06Basement Window ReplacementRusted steel and single-pane basement windows traded for sealed vinyl.
- 07Window replacement costThe Kansas City average and how a written quote breaks down.
How a replacement windows job runs in Olathe
Measure
We measure every opening, check the frames for rot and look at how each window is trimmed inside and out.
Quote
You get a written price by window: style, frame, glass, install method and trim. Nothing bundled into one number.
Build
Windows are made to the measurements, which takes a few weeks. We confirm the install date once they’re in.
Install
Old units out, new ones set level, insulated, sealed and trimmed. We vacuum up and haul the old windows away.
Built for Kansas wind, hail and swings in temperature
Johnson County gets strong spring storms, hard south winds and summers and winters that sit at opposite ends of the thermometer. That shapes the windows we recommend.
Wind
Air sneaks in where a sash meets the frame. Casements and well-adjusted double-hungs with good weatherstripping cut most of it.
Hail
Vinyl frames and screens take the hits first. When a storm cracks frames or breaks seals, we replace the whole unit, not just the glass.
Summer sun
Low-E coatings on south and west glass keep rooms from baking in the afternoon without darkening the view.
Winter cold
Insulated glass with warm-edge spacers and foam-sealed gaps around the frame stop the cold stripe you feel along the sill.
Where we work
Most of our jobs are in Olathe, from the older streets near downtown to the newer subdivisions out west and south. We also take window replacement work in Lenexa, Gardner, Spring Hill, De Soto and Overland Park.
Locally owned, and every estimate is done in person. Windows are sized from measurements taken in your house, never from a photo or a guess off the street.
Window replacement questions from Olathe homeowners
How much do replacement windows cost in Olathe?
It depends mostly on how many openings, the window style and whether the old frames come out. Our window cost page has the Kansas City average and a breakdown of a written quote.
How long does it take to replace the windows in a house?
Install day is usually one day for an average house and two for a big one or a full-frame job. The longer wait is the factory: custom-sized windows take a few weeks to build after the final measure.
Can windows be replaced in winter?
Yes. We open one window at a time and close it up before moving to the next, so a room is only open to the cold for a short stretch. Sealants have temperature limits, and on the coldest days we pick products rated for it or move the date.
When is it time to replace windows rather than keep them?
When the frame is soft, cracked or warped, when a sash won’t stay up or lock, or when fogging between the panes shows up on several windows at once. One fogged unit in a sound frame is a glass job, which we don’t do; a house full of failing units usually means the windows are at the end.
Should I replace windows or siding first?
If both are coming, windows usually go first or at the same time, so the new flashing can tie into the house wrap under the new siding. Replacing siding first and windows later means cutting into new siding around every opening.