Commercial Windows — Storefront Systems, Multi-Family Replacement, and Office Glazing
Commercial window projects — storefront aluminum systems, multi-family replacement programs, and mid-rise punched openings — operate under different codes, different specifications, and different logistics than residential window replacement.
Commercial vs. Residential Windows — Why They Are Different Products
Commercial windows are designed to different standards than residential. Residential windows (vinyl double-hung, casement, etc.) are AAMA-certified to performance classes of R, LC, or CW. Commercial windows and storefront systems are certified to AAMA CW (Commercial) or AW (Architectural) classes, which require higher structural test pressures, harder finish specifications, and stricter water infiltration testing. For Utah commercial buildings, the relevant standard is AAMA 101/I.S.2/A440 for windows and AAMA 501 for storefront systems. We stock and install AAMA CW-class commercial windows for multi-family replacement and AAMA AW-class aluminum storefront for retail and office.
Storefront Systems — What They Are and When You Need One
A storefront system is a factory-engineered, field-assembled aluminum framing system that fills the full opening of a commercial entry facade — typically ground level to ceiling height at the primary entrance. It is not a window: it is a glazing system that includes the door frames, sidelite frames, transom framing, and glazed infill panels as an integrated assembly. Aluminum thermal-break storefront (Kawneer 451T, YKK AP 500T, or equivalent) is specified for most Utah commercial applications — the thermal break prevents condensation and frost on the interior frame surface during winter, which is a significant issue at 4,400 feet with -10°F design temperatures. Storefront systems are manufactured with continuous drainage channels and weep holes that manage water infiltration from the typical driving rain conditions on the Wasatch Front.
Multi-Family Window Replacement Programs
Multi-family buildings — 4-plex through 80-unit complexes — present a window replacement challenge that single-family work does not: 100 to 400 individual window units on a single property, tenant coordination on every unit, varying existing rough opening conditions, and HOA or property management approval requirements for the replacement unit's appearance. We have completed multi-family replacement programs from 12 to 150 units. Our approach: complete a unit-by-unit takeoff with rough-opening dimensions, identify variance units (non-standard sizes, damaged frames, damaged sill pans) in advance, and schedule phased installation so no more than 10% of units are in mid-install at any time. Tenant notification follows the same protocol as our siding work.
Utah Commercial Energy Code Requirements
Utah adopted the 2021 International Energy Conservation Code (IECC) effective July 2023. For commercial buildings in Climate Zone 5 (all of Salt Lake County and Utah County), the IECC prescriptive path requires fenestration (windows and glazed doors) with a maximum U-factor of 0.36 for non-metal-framed assemblies and 0.40 for metal-framed assemblies. Solar heat gain coefficient (SHGC) maximum is 0.40 for all commercial fenestration. NFRC certification is required on all windows and glazed doors used in permitted commercial construction — the NFRC label documents the U-factor, SHGC, and visible light transmittance (VT) values tested per NFRC 100 and 200 procedures. We specify and install NFRC-certified commercial windows on all permitted projects.
Mid-Rise Office Punched Openings
Punched opening windows (individual windows framed into masonry or metal stud wall openings, rather than continuous storefront glazing) are the primary fenestration type for mid-rise office and medical buildings. Commercial punched opening windows are typically aluminum thermally-broken units in fixed, casement, or tilt-turn configurations. Sill flashing and head flashing integration with the wall assembly is critical — AAMA 2400 details govern the flashing interface between the window frame and the weather-resistive barrier. Installation on buildings over three stories requires manlift or scaffold access and a rigger for glass units exceeding 100 pounds. We subcontract structural glazing (insulating glass units over 200 lbs or any glass unit that requires engineered point-fixing) to licensed glazing contractors.
Common Questions
- What is the lead time for commercial storefront windows?
- Factory-built storefront aluminum systems from Kawneer, YKK AP, or EFCO typically run 8 to 14 weeks from order to delivery for standard configurations. Custom configurations — non-standard colors, non-standard glass specs, or structural glazing — add 2 to 6 weeks. For multi-family replacement window programs, residential-class commercial windows (AAMA CW) from stock dealers are typically available in 3 to 5 weeks for standard sizes.
- Do you handle window permits for commercial buildings?
- Yes. Commercial window replacement in Utah typically requires a building permit from the local jurisdiction if the work alters the building's exterior envelope — which it does by definition. We prepare the permit application, submit the NFRC documentation, and schedule the required inspection. Permit cost is included in our project quote.
- Can window replacement on a multi-family building proceed without moving tenants?
- Yes, on properly phased projects. We typically replace one or two windows per unit in a morning session — the existing window is removed, rough opening is inspected, sill pan is flashed, new window is set, shimmed, and sealed, and the unit is habitable by afternoon. Tenants experience a 2 to 4 hour exposure window per opening. We pre-cut foam board inserts to cover openings if a same-day close is not possible due to curing time.
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