Double-Hung Window Repair. Up, Down & Locked Again.
Sashes that drop, stick, won't tilt in or won't lock are the most common window complaints we hear — and they're almost always a part, not the whole window.
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Common Double-Hung Window Problems — and the Fix
A double-hung window has two sashes that slide up and down, held in place by balances on each side. When a balance weakens, the sash drops. When a pivot shoe or tilt latch breaks, it won't tilt or sit straight.
Beyond the balances, double-hungs have their own weak spots: tilt latches that snap in the cold, sash locks that stop lining up as the frame shifts, a top sash painted shut for years, and gaps at the meeting rail where the two sashes overlap, letting in drafts. Each is a small, targeted repair — the window stays.
Single-hung windows work the same way with only the bottom sash moving, so everything here applies to them too.
Double-hung and single-hung windows share the same weak point: the window balance that holds each sash up. Older windows use cords and weights; newer ones use spiral or block and tackle balances. Balance replacement is the most common double hung window repair we do — usually both sides at once.
Not sure this is your problem? Use our window triage guide — pick the symptom and see the likely cause and cost. Related reading: Window sash repair · Vinyl window repair
Won't stay up / slams down
Balances or sash cords replaced.
Stuck or painted shut
Sash freed, tracks cleaned and adjusted.
Won't tilt in or sits crooked
Tilt latches and pivot shoes replaced.
Lock won't catch
Sash lock and keeper replaced or realigned.
Foggy or cracked glass
Glass or sealed unit replaced in the sash.
Rotted bottom rail
Rot rebuilt with matched wood.
- Frame — the fixed outer box, including the head at the top and the side jambs.
- Upper sash — the top movable panel.
- Lower sash — the bottom movable panel you usually open.
- Meeting rail & sash lock — where the sashes overlap and lock together.
- Balance — hidden in the side channel; it holds the sash up. When it wears out, the window drops.
- Glass & glazing — the glass and the putty or stops that hold it in the sash.
- Sill — the sloped bottom that sheds water — and the first place rot starts.
Each part can be repaired or replaced on its own.
How We Repair Double-Hung Windows
Diagnose the system
Cords and weights, spiral balances or block-and-tackle — we identify which you have.
Replace worn parts
Balances, cords, pivot shoes or latches matched to your window.
Adjust the sashes
Both sashes set to slide smoothly and meet evenly at the lock.
Test it
Raised, lowered, tilted and locked before we leave.
Double-Hung Window Won't Stay Up?
If the sash slams shut or needs a stick to stay open, the balances or sash cords have worn out. That repair has its own page: window balance & sash cord repair — what fails, how it's fixed and what it costs.
Double-Hung Window Repair Cost
Typical prices
Per window · typical local prices| Double-hung balance / counterbalance | $150 – $350 |
| Pivot shoe or sliding latch | $20 – $150 |
| Hardware repair (sash locks) | $75 – $500 |
| Sash repair & restoration | $400 – $700 |
Replacing a double-hung window typically costs $800–$2,500+. Replacing its balances, cords, latches or a glass unit usually costs a fraction of that — and fixes exactly what the homeowner notices: a window that finally stays where you put it.
Double-hungs are everywhere in McHenry County
From century-old weight-and-cord sashes in Woodstock and Crystal Lake to the spring-balance vinyl double-hungs in every 1990s subdivision in Lake in the Hills and Huntley, this is the county's most common window. Cold winters stiffen balances and snap brittle plastic tilt latches, which is why so many start dropping in January.
Double-Hung Fixes You Can Try First
Safe to do yourself
- Clean the side channels and use a dry silicone spray.
- Score painted-shut seams with a utility knife before opening.
- Prop a dropping sash with a cut stick until it's repaired.
- Note whether one side or both sides fail.
Call a pro
- Replacing spiral or block-and-tackle balances — they're under spring tension.
- Tilting in a sash with a broken latch — it can fall out.
- Opening the weight pockets on old wood windows.
- Prying a painted-shut sash with a screwdriver.
Warranty on Balance & Sash Repairs
Parts we don't make (cranks, balances, locks) carry only their supplier's warranty. Leaks from roofs, flashing or siding aren't window defects. Full warranty terms → · Read our reviews
Got a quote to replace these windows?
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Double-Hung Window Questions
Double-Hung Window Repair in these towns and more
Based in Lake in the Hills, serving homes within about 40 miles.
Fix the Window. Keep the Money.
Call, text, or send a photo. You'll know what's wrong and roughly what it costs — before anyone comes out.
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