Double-Hung Window Replacement in Waltham, MA
Classic Look, No More Drafts
New double-hung windows from Marvin, ProVia, and Andersen. Same classic look. Way less hassle. We're a licensed, Lead-Safe certified crew based in Waltham, and most homes are done in 1 to 2 days.
If your house was built before 1960, there’s a good chance it has double-hung windows. Two sashes, one on top of the other, sliding up and down. They’re the classic New England window.
The trouble? The old ones rattle, stick, leak cold air, and get painted shut. Many still run on ropes and iron weights hidden in the wall. Top Sash replaces them with new double-hungs that keep the look and lose the hassle.
What is a double-hung window?
A double-hung window has two sashes. A sash is the moving part that holds the glass. On a double-hung, both the top and bottom sash slide up and down.
Why does that matter?
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Better airflow. Open the bottom a few inches and the top a few inches. Warm air goes out the top and cool air comes in the bottom.
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Safer for kids. You can open just the top sash for fresh air.
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Easy cleaning. New double-hungs tilt in, so you can wash the outside glass from inside the house. No ladder.
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Fits the house. They look right on Colonials, Capes, Victorians, and the two-families you see all over Waltham's South Side.
A single-hung window looks the same, but only the bottom sash moves. It costs a bit less. For most homes we recommend double-hung for the airflow and the tilt-in cleaning.
Signs it’s time to replace your double-hung windows
- You feel a draft standing next to the window in January.
- The sash won't stay up, or you prop it with a stick.
- The ropes are broken or the weights rattle in the wall.
- The window is painted shut.
- There's fog or moisture between the panes.
- The sill or bottom rail is soft or rotted.
- You still put up storm windows every fall.
Check two or more?
It's probably time. We'll look at every window during a free in-home visit and tell you straight which ones need replacing now and which can wait.
The double-hung windows we install
Three brands and a dozen product lines, from smart budget vinyl to premium clad-wood for historic homes. Every double-hung we offer tilts in for cleaning.
Marvin double-hung windows
- Essential: Ultrex fiberglass inside and out. Marvin’s most affordable line, with clean, narrow profiles.
- Elevate: Ultrex fiberglass outside, real wood inside you can paint or stain. It’s what we put in a 1929 Colonial in Chestnut Hill. Also comes as a Double Hung Insert that fits inside your existing frame, so your trim and plaster stay put.
- Ultimate: premium clad-wood with a tough aluminum exterior and the widest range of colors and grilles. The right choice for historic districts. We installed 41 of them in Brookline’s Coolidge Corner historic district.
ProVia double-hung windows
- Endure: our go-to. Premium welded vinyl, INNERGY thermal reinforcements, 13 glass packages, and a lifetime limited warranty that transfers to the next owner.
- EcoLite: ProVia’s economy vinyl. Still welded, still tilts in. We mostly use it for basement windows.
- Aspect: a mid-range all-vinyl window with high energy efficiency.
- Aeris: a vinyl exterior paired with a wood-clad interior.
Andersen double-hung windows
- 100 Series: Fibrex composite frame. Low maintenance at a friendly price.
- 200 Series: wood inside, vinyl-clad outside.
- 400 Series: wood inside, Perma-Shield vinyl cladding outside. Comes as Tilt-Wash, or Woodwright for historic renovations.
- A-Series: wood inside, fiberglass and composite outside. Built to match specific home styles.
- E-Series: Andersen’s most custom line, with 50 standard exterior colors.
Already have Andersen windows? We can match them. One homeowner had a 15-year-old addition with Andersen E-Series windows, so we replaced the rest of the house with E-Series to match.
Not sure which to pick? Here’s the short version:
| Level | Product lines | What you get |
|---|---|---|
| Value | ProVia EcoLite, ProVia Aspect, ProVia Endure | All-vinyl, never needs paint. Endure is the long-term pick. |
| Mid-range | Andersen 100 and 200 Series, ProVia Aeris, Andersen 400 Series, Marvin Essential | Composite, fiberglass, or wood inside, with a low-maintenance exterior |
| Premium | Andersen A-Series, Marvin Elevate | Real wood inside, fiberglass outside |
| Top of the line | Andersen E-Series, Marvin Ultimate | Clad-wood with the most colors and custom options. Historic and high-end homes. |
What does double-hung window replacement cost?
Every house is different, so we don’t post one-size-fits-all prices.
Here’s what moves the number.
What moves the price
- The size of each window and how many you’re doing
- The product line: Marvin, Andersen, or ProVia, and which series
- Insert vs. full-frame install (more on that below)
- What we find once the old window is out: rot, worn trim, or missing stops
- Exterior trim: PVC, aluminum wrap, or keeping your existing trim
- Exterior color, grilles, and hardware finishes
- Glass upgrades like triple-pane or laminated sound glass
- The building permit
That’s why we come out and look before we quote. Then we match the window to your house, your expectations, and your budget.
Making it easier
“Cost was low compared to national chains/franchises, and quality seems excellent.”
★★★★★ Hugh C., Google review
Insert or full-frame?
Insert replacement
We pull out the old sashes, the parting stops, and the rope-and-weight hardware. Then we insulate the empty weight pockets (a huge source of drafts in old houses) and set a new double-hung inside your existing frame. Your interior trim stays. About 70% of our jobs go this way.
Full-frame replacement
If the frame is rotted or badly out of square, we remove it down to the rough opening, the framed hole in the wall. Then we install a new window with flashing tape and a sill pan to keep water out, foam-insulate the gaps, and put on new trim.
We’ll check every window during your estimate and tell you which method fits.
Our double-hung installation process
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Free consultation
We look at every window and talk through your goals and budget.
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Measuring
Each opening is measured by hand and checked for square.
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Ordering
Custom windows take about 5 to 6 weeks.
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Permit
Massachusetts requires a building permit for replacement windows. We file it with the Waltham Building Department (or your town) while your windows are being built.
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Install day
Floors and furniture covered. Lead-safe containment on pre-1978 homes. Most homes done in 1 to 2 days.
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Walkthrough
We test every sash, show you how the tilt-in works, and register your warranty.
Energy efficiency in Climate Zone 5
Waltham is in IECC Climate Zone 5. Translation: long, cold winters. Here’s what makes a double-hung window efficient in our climate.
Our standard package is double-pane Low-E with argon. For the coldest rooms, step up to triple-pane with krypton gas between the panes.
Mass Save is the rebate to use in 2026. The federal window tax credit ended December 31, 2025.
U-factor
How fast heat leaks out. Lower is better. ENERGY STAR's current Northern-zone standard is 0.22 or lower.
Low-E glass
A microscopically thin metal coating that reflects heat back into your room.
Argon or krypton gas
Clear, harmless gases between the panes that slow heat loss. Argon is standard. Krypton is used in triple-pane units because it insulates better in narrow gaps.
Warm-edge spacers
The strip that separates the panes. ProVia Endure uses Super Spacer, which cuts down on cold edges and condensation.
Weatherstripping
A tight seal where the two sashes meet is where old double-hungs fail most.
Built for Waltham's older homes
Walk through Prospect Hill, the South Side, or the streets off Moody Street and you'll see it: Colonials, Victorians, and two-family homes from the early 1900s. Up in Warrendale, Piety Corner, and Cedarwood, more Capes and mid-century Colonials. Nearly all of them were built with double-hung windows.
That means two things for your project:
- Lead paint is likely. Homes built before 1978 often have lead paint on window trim. Top Sash is a Massachusetts Lead-Safe Renovation Contractor (LR4694) and an EPA Lead-Safe Certified Firm (NAT-F251059-1). We contain the dust and clean up the right way.
- The look matters. We can match the original grille pattern (like 6-over-1 or 6-over-6) with simulated divided lites, which are grilles fixed to both sides of the glass so it looks like the old separate panes.
Why homeowners choose Top Sash
- Licensed and insured. Massachusetts CSL CS-119052 and HIC #208527, plus general liability and workers' comp.
- Lead-Safe certified. State license LR4694 and EPA firm NAT-F251059-1.
- Official ProVia dealer, Andersen Certified Contractor, and experienced Marvin installer.
- Crew with 10+ years of installation experience.
- 5.0 stars on Google. Formerly VIVA Windows, same crew.
- Local. Our office is on Hill Road in Waltham.
Double-hung projects
Chestnut Hill, MA: 1929 Colonial
29 single-pane wood windows with ropes, weights, and storm windows. Replaced with Marvin Elevate double-hungs in 2 days. The homeowners were thrilled to keep the home’s original look, with wood inside and a fiberglass exterior that won’t rot.
Reservoir area, Brookline, MA: 1897 Colonial
A repeat customer replacing a few windows each year. This phase included ProVia Endure double-hungs in the garage, along with Marvin Elevate windows and a ProVia Signet entry door. Done in 2 days.
Andersen double-hungs in a cedar-shingle home
White Andersen double-hung windows with grilles throughout a cedar-shingle home, from the kitchen to the bedrooms and baths. The grille pattern keeps the classic New England look.
Double-hung window FAQs
How much does it cost to replace a double-hung window in Waltham?
There’s no one price, because every house is different. The final number depends on the window size, the product line and series, insert or full-frame install, any rot we find once the old window is out, exterior trim and color, and glass upgrades. A small basement window and a large custom unit can be very different jobs. That’s why we come to every home, look at each window, and quote it in writing. We’ve been doing this a long time, and our goal is a solution that fits your house, your expectations, and your budget. We also offer 18 months 0% financing.
Is double-hung or single-hung better?
For most homes, double-hung. Both sashes move, so you get better airflow and both sashes tilt in for cleaning. Single-hung costs a little less because only the bottom moves. It can make sense in basements or rentals.
Can you replace just the sashes and keep my old frames?
No. A new sash in an old, worn frame won’t seal well or last. What we do instead is an insert replacement: we keep your existing frame and interior trim and set a complete new window inside it. Marvin’s Elevate Double Hung Insert and Andersen’s Tilt-Wash insert are built for exactly this. If the frame is rotted, we’ll recommend full-frame replacement instead.
My sash ropes are broken. Do I need new windows?
Not always. A handyman can usually replace broken sash cords. If the window is also drafty, rotted, painted shut, or single-pane, that’s when replacement makes sense. We’ll tell you honestly which windows need it now and which can wait.
What do you do with the old rope-and-weight pockets?
We remove the weights and pulleys and fill the empty pockets with insulation. Those hollow pockets are a big reason old double-hung windows feel so drafty.
Do new double-hung windows tilt in for cleaning?
Yes. Every double-hung we offer, from Marvin, Andersen, and ProVia, tilts in, so you can clean the outside glass from inside.
Can new windows look like my original 1920s windows?
Yes. We can match grille patterns like 6-over-1 with simulated divided lites, and Marvin and Andersen offer wood interiors you can paint or stain. We’ve done this in Brookline’s Coolidge Corner historic district.
How long does it take to replace double-hung windows?
Most homes are done in 1 to 2 days. We did 29 windows in a Chestnut Hill Colonial in 2 days. Custom windows take about 5 to 6 weeks to arrive after measuring.
Do I need a permit to replace windows in Waltham?
Yes. Massachusetts considers window replacement an energy code project, so a building permit is required. We always recommend pulling one, and most of our jobs are permitted. Top Sash pulls the permit with the Waltham Building Department and handles the inspection.
Are double-hung windows energy efficient?
New ones are. Older double-hungs leak where the two sashes meet. Modern units seal that gap with interlocks and bulb or fin weatherstripping, and use Low-E glass with argon (or krypton in triple-pane). For Massachusetts, look for ENERGY STAR Northern-zone windows with a U-factor of 0.22 or lower.
Do I qualify for a rebate on new double-hung windows?
If you’re replacing single-pane windows with ENERGY STAR Most Efficient windows, Mass Save offers $75 per window in 2026. You need a Mass Save Home Energy Assessment first. The federal tax credit ended December 31, 2025.
More replacement windows
Get your double-hung windows quoted
Free in-home estimate. We’ll measure, bring Marvin, ProVia, and Andersen samples, and give you a clear price with no pressure.
Top Sash Windows & Doors · 21 Hill Rd, Suite 2, Waltham, MA 02451 · Serving Waltham, Newton, Watertown, Brookline, Belmont, and 15 more towns