Two sashes, both moving
Double-Hung Windows Installed in Olathe
We install double-hung windows in Olathe homes, replacing worn wood, aluminum and early vinyl units with new ones sized to each opening. You get sashes that slide without a fight, tilt in for cleaning and lock down tight, in the style most houses here already have.
What a good double-hung window does better than your old ones
Old double-hungs tend to fail in the same few ways: the balance springs give out so the sash won’t stay up, the sash rattles in its track, or the meeting rail where the two sashes overlap lets air through. Painted-shut wood sashes and bent aluminum tracks are common too.
A new double-hung fixes those with block-and-tackle or coil balances sized to the sash weight, interlocking meeting rails and a sash lock that pulls the two halves together. Tilt latches on the top of each sash let it fold into the room so you can wash the outside from inside.
Choices to make on double-hung replacement windows
Frame material
Vinyl is the most common and needs no paint. Fiberglass costs more, holds dark colors better and moves less in heat and cold.
Glass package
Double-pane with Low-E fits most rooms. Triple-pane helps on a bedroom by a busy street or a north wall that stays cold.
Color
White inside and out is standard. Darker exteriors and wood-look interiors add cost and lead time.
Grids
None, between the glass, or on the surface, matched to the rest of the house.
Screens
Half screens cover the bottom sash; full screens cover both if you open the top often.
Window-opening control devices
Stops that limit how far a sash opens, worth having on upper floors in kids’ rooms.
When a double-hung isn’t the best fit
Over a kitchen counter, a double-hung is hard to lift; a casement opens with a crank. Very wide openings look better split into a picture window with operating units on each side than as one oversized sash. And on the windiest wall of the house, a casement closes tighter. We point these out at the measure so you aren’t locked into one style for every opening.
Double-hung window questions
Single-hung or double-hung: which should I pick?
On a single-hung only the bottom sash moves. A double-hung costs a little more, but both sashes tilt in for cleaning and you can drop the top sash to let warm air out of a room. On upper floors the cleaning alone is usually worth it.
Can the new windows keep the grid pattern I have now?
Yes. Grids can sit between the panes, which keeps the glass easy to clean, or go on the outside of the glass for a deeper, more traditional look. We note the current pattern at the measure so the front of the house still matches.
Will the glass area get smaller with a replacement double-hung?
An insert set inside the old frame loses a little glass on each side. If the view matters to you, full-frame replacement keeps the opening as large as possible. Our full-frame page covers how we choose.
More of what we install
- 01Casement WindowsCrank-out sashes that press against the seal when the wind picks up.
- 02Full Frame Window ReplacementDown to the rough opening, or a new window set inside the old frame.
- 03Hail Damaged Window ReplacementWhole windows replaced after a storm cracks frames or breaks seals.
- 04Sliding Glass Door ReplacementThe full door unit out, a new one set on a flashed, level sill.
- 05Basement Window ReplacementRusted steel and single-pane basement windows traded for sealed vinyl.
- 06Window replacement costThe Kansas City average and how a written quote breaks down.