For realtors · Northern Virginia
Glass, Window & Screen Repairs for Realtors
American Screen & Glass has partnered with Northern Virginia realtors and their clients for over 30 years. We fix the glass, window, screen and sliding door items on a home inspection report, and we help sellers get a house ready to list. We repair before we replace, so more of the sale price stays with your client.
Why realtors call American Screen & Glass
Repair before replace.
A fogged window gets new glass, not a new window. A window that won't stay up gets a new balance. A torn screen gets new mesh. That keeps repair credits and seller costs down.
Quick, itemized estimates.
Estimates are free, electronic and itemized, typically within 24 hours once we have the information needed to price the job. Each line matches an item on the report, so it drops straight into the repair negotiation.
One call for the whole list.
Glass, windows, screens, sliding doors, shower glass and mirrors are all work we do ourselves, so your client doesn't juggle three trades before closing.
No pressure sales.
We quote what the inspector wrote up. We don't pitch new windows to a seller who is moving out.
Common inspection items we fix
These are the glass, window and screen items that show up on Northern Virginia inspection reports most:
Fogged or cloudy glass.
Haze between the panes means the seal between the panes has failed. We replace the insulated glass unit in the existing frame, typically $1,000 less than replacing the window. See fogged window glass replacement.
Cracked or broken glass.
New glass in the existing sash, with tempered glass wherever code requires it, such as in and near doors and near tubs and showers.
Windows that won't stay up, won't open or won't lock.
A worn balance, a broken tilt latch, a missing lock or a stripped casement crank. We replace the part.
Wood rot on a sash or sill.
We cut out the soft wood, rebuild the sash and reglaze it, ready for paint.
Torn, bent or missing screens.
Rescreened in the existing frame, or a new screen manufactured to the exact size.
Sliding glass doors that drag or won't lock.
New rollers, locks and handles in the existing frame, plus fogged or broken door glass.
Sliding screen doors off the track.
New rollers, a new handle or new mesh, or a new PCA Products custom aluminum door when the frame is bent.
Pre-listing fixes that show in the photos
Buyers see the glass and screens before they see anything else in a listing. A few fixes before the photographer arrives change how the house reads:
Screens.
Torn or faded screens make a well-kept house look neglected from the curb. Rescreening a full house of windows is a small line item next to the price of the home.
Fogged glass.
A cloudy window in the living room is the first thing a buyer points at. New glass clears it, and the inspector has one less item to write up.
Shower glass.
A worn framed shower door dates a bathroom. A new frameless or sliding door is a quick bathroom update that doesn't touch the tile.
Mirrors.
A new vanity mirror or a mirror wall brightens a bathroom or a basement gym.
Walk the house with our pre-listing glass and screen checklist and send us the items you find.
From inspection report to finished repair
- Send the list. Send us the glass, window and screen items from the report, with photos if you have them, or call 703-471-4500.
- We measure. Our technicians look at each item on site and measure any glass or screens.
- Itemized estimate. You get an electronic estimate with a line for each report item and a price for each one, so the seller can pick what to fix and the buyer's agent can see what's covered.
- Manufactured to the exact size. Glass units and screens are manufactured to the exact size of each opening.
- Repair and paperwork. Our technicians install the glass, parts and screens, and you get an itemized invoice to show the work was done before closing.
Vacant listings and occupied homes
Tell us how the house is accessed and who to contact, and we set the visit around it. For an occupied home, we schedule with the seller or tenant. For a vacant listing, give us the access details and the listing agent's contact, and we coordinate the visit with you.
Set up your realtor account
Contact our professional services team to send us listing and inspection requests as an agent. If your clients own rental property, or you work alongside a property manager, see our property managers page. For contractors, restoration firms and other trades, start at for professionals.
Realtor repairs from American Screen & Glass
American Screen & Glass has worked with agents throughout Northern Virginia since 1993. We serve all of Northern Virginia, including Fairfax County, Loudoun County, Arlington County, Alexandria and parts of Prince William County.
No pressure. Call 703-471-4500 or request a free, itemized estimate.
Repair before listing
Fogged glass, torn screens and windows that will not stay up or lock can draw attention during showings and inspections and affect the impression of how a home has been maintained. Assessing those items before listing gives you time to plan focused repairs where the existing frames and assemblies remain sound; it does not guarantee an inspection result. Use the pre-listing glass and screen checklist to prepare your walkthrough and share the findings for an itemized estimate.
Frequently asked questions
Do home inspectors check windows for broken seals?
Dirt, screens and weather hide the haze, so walk the house yourself in daylight. Our article on how to tell if a window seal is broken shows what to look for.
Will a broken window seal fail a home inspection?
A home inspection isn't pass or fail. A failed seal is written up as a defect, and buyers often ask for it on the repair list. Replacing the insulated glass clears the item without replacing the window.
Can fogged windows be fixed without replacing the window?
Yes. We replace the insulated glass unit and keep the frame and sash. It's typically $1,000 less than a new window.
Is it worth replacing windows before selling a house?
Replace a window only when it can't be repaired. New glass, a new balance or a sash repair fixes most inspection items for a fraction of the price of new windows.
What repairs should a seller make before listing?
Start with what buyers see first: torn screens, fogged glass, a dated shower door and worn mirrors. Our pre-listing checklist walks through each one.
How fast can I get an estimate?
Send us the report items and photos. Estimates are electronic and itemized, typically within 24 hours once we have the information needed to price the job.
Do you replace cracked tempered glass in doors?
Yes. Glass in and near doors is tempered, as code requires, and the replacement glass is tempered too.
PCA Products is a trademark of its owner.