Lot Grading and Drainage — Your Foundation's First Defence

I was halfway through inspecting this gorgeous two-storey on Burnhamthorpe Road yesterday when I noticed the owner kept apologizing for the "condensation" between the double-pane windows. What I found wasn't condensation at all – it was seal failure on twelve different windows, and the moisture trapped inside had been there so long it was leaving mineral deposits on the glass. The homeowner had no idea they were looking at a $13,200 replacement job. Sound familiar?

After fifteen years of home inspections in Mississauga, I've seen more window problems than I care to count, especially in these 1970s and 1980s builds that dominate neighbourhoods like Erin Mills and Streetsville. You'll find that windows from this era were built with different standards than what we expect today, and frankly, many of them are living on borrowed time.

Let me tell you what I look for when I'm examining your windows, because buyers always underestimate how expensive window issues can become. I start with the obvious stuff – checking if they open and close properly, looking for cracked or broken glass, examining the frames for rot or damage. But the real problems often hide where you can't see them.

Take window seals, for instance. Those double-pane windows that became standard in the 1980s? They're supposed to have an airtight seal between the glass panels with either argon gas or just dry air trapped inside for insulation. When that seal fails – and trust me, it will fail eventually – moisture gets in and you're left with foggy windows that look terrible and perform poorly. What I find most concerning is how many homeowners think this is just a cosmetic issue.

Here's something that surprised me last month while inspecting a place in Port Credit: the homeowner had replaced six windows on the front of the house but left the original 1979 windows on the back and sides. Guess what happened? The old windows were creating cold spots that led to condensation issues inside the house, and they were actually losing more heat through those old windows than they were saving with the new ones. It's like putting a bandage on half a wound.

Window frames tell their own story, especially the wood ones you'll find in older Mississauga homes. I've crawled through enough basements and walked around enough properties to know that wood window frames from the 1970s often show signs of water damage at the sills. You'll see paint that's bubbling or peeling, wood that feels soft when you press on it, or even visible rot around the corners. A single rotted window frame can cost $1,850 to replace properly, and that's if the damage hasn't spread to the surrounding wall structure.

Caulking is another area where I see problems constantly. The sealant around windows doesn't last forever – maybe ten to twelve years if you're lucky – and when it fails, water finds its way into places it shouldn't be. I've seen water damage that started with failed window caulking turn into $8,400 repair jobs because moisture got behind the siding and into the wall cavity.

Then there's the hardware. Window locks that don't engage properly, cranks that are stripped or missing, balances on double-hung windows that have failed so the window won't stay open. These might seem like minor annoyances, but they're actually safety issues. A window that won't open properly could trap you in an emergency, and a window that won't lock securely is an invitation for break-ins.

What really gets me frustrated is when I find windows that have been painted shut. This happened to me three times last week alone, all in different Streetsville properties built in the early 1980s. Someone decided it was easier to paint over the window rather than maintain it properly, and now you've got windows that are essentially decorative. The fire department won't be impressed if they need to use your windows for emergency egress.

Storm windows are another story entirely. I see a lot of these combination storm and screen windows in older Mississauga homes, and they're often in rough shape. The screens are torn, the storm glass is cracked, or the frames are so warped they don't seal properly anymore. A full set of replacement storm windows can run you $7,300 for an average-sized home.

Energy efficiency is something I always discuss with my clients, especially with April 2026 energy rebates coming up. Those single-pane windows from the 1970s are costing you money every month in heating and cooling bills. Even the early double-pane windows from the 1980s don't come close to meeting today's energy standards. You're basically air-conditioning the neighborhood through those old windows.

Weather stripping around windows is often completely shot in homes from this era. I'll run my hand around the window frame and feel air movement even when the window is closed tight. New weather stripping might only cost $180 per window to install, but if the window frame itself is warped or damaged, you're looking at much bigger expenses.

Here's what I always tell my clients about windows in these older Mississauga homes: budget for replacements sooner rather than later. A complete window replacement project for a typical 1980s home runs between $18,500 and $31,200 depending on the quality you choose and how many windows need work. That's a significant investment, but it's better to plan for it than to get surprised by emergency repairs when a window fails during a January cold snap.

Don't gamble with window problems in Mississauga's older homes – the costs only get worse with time. Call me for a thorough inspection before you buy, and I'll give you the straight truth about what you're facing. Your wallet will thank you later.