Windows — the Minnesota energy story

In a Minnesota home, windows are the weakest thermal point in the envelope. We test every accessible sash for operation (it opens, it closes, it latches), check the thermal-seal condition (fogging between the panes means the argon fill has leaked and the window has lost 60% of its insulating value), and inspect frame and sill condition.

• Failed insulated glass units (IGU): condensation or film between the panes. Common in 1990s–early-2000s vinyl windows. Glass can be replaced without swapping the frame for roughly $250–$400 per sash.
• Wood rot at sill or casing: typical in south-facing older windows that see sun and snowmelt. Probing with an awl reveals soft spots.
• Non-opening or painted-shut windows: often just painted shut, but sometimes evidence of previous water or frame damage. We note.
• Bedroom egress compliance: every bedroom needs at least one window that opens and meets Minnesota egress size (min. 5.7 sq ft openable, 24" high, 20" wide, sill no higher than 44"). We verify.
• Safety glass at stairs, tubs, and within 18": required by code; absence in these areas is noted in the report.

Doors — exterior and interior

• Exterior doors: weatherstripping condition, threshold sweep, deadbolt operation, rot at lower jamb (ice-melt chemicals accelerate this), and a visual check for air infiltration (FLIR thermal is great here).
• Interior doors: operation, latch function, and binding (frequently a sign of floor settlement).
• Sliding glass doors: roller condition, latch, and condition of the threshold drain channel.

Stairs — the biggest source of home injury

More serious home injuries happen on stairs than any other feature. We measure representative riser heights (should be 7-3/4" max, all within 3/8"), tread depth (10" minimum), handrail height (34–38" above the nosing), and guard height at open stairs and landings (36" minimum, 4" maximum sphere-pass at balusters).

Common south-metro findings: pre-code homes with very steep 8-1/2" risers, split-entry 1970s stairs with no handrail, and basement stairs with a single 2x4 nailed to the wall serving as a railing. We note each and suggest remediation.