Window Sash Repair. Every Window Type.
Stuck, painted shut, sagging, loose at the corners or not closing tight — we repair sashes on double-hung, casement, awning and sliding windows, in wood, vinyl, clad and aluminum.
Prefer texting? Text photos to (224) 209-0862
- All window types & brands
- Fully insured
- Price match
Common Sash Problems on Every Window Type
The sash is the part of a window that holds the glass — and, on most windows, the part that moves. Double-hung, single-hung, casement, awning and sliding windows all have sashes, and all of them can be repaired.
How a sash fails depends on how it moves. Sliding sashes (double-hung, single-hung and horizontal sliders) stick in their tracks, get painted shut, or drop because their balances or cords wore out.
Swinging sashes (casements and awnings) sag on worn hinges, drag on the sill, or stop closing tight against the weatherstripping. On any wood or clad sash, the corner joints can loosen, and the bottom rail can rot where water collects.
We repair the sash in place whenever we can: freeing and realigning stuck sashes, adjusting or replacing hinges, tightening and regluing loose corners, and resealing the glass. Two sash problems have their own detailed pages — windows that won't stay up (balances and sash cords) and rotted sashes (rebuilt, or a new sash made to fit).
People describe sash problems as a stuck window, a window that's painted shut, a casement that won't close, a sash that sags or rattles, or a window that won't stay up.
Not sure this is your problem? Use our window triage guide — pick the symptom and see the likely cause and cost. Related reading: Window balance & sash cord repair · Rotted sash repair & replacement
Stuck or painted shut
Sliding sashes bound in the track or sealed by old paint.
Won't stay up
Worn balances or a broken sash cord — see balance repair.
Sagging or dragging
Casement or awning sash dropping on worn hinges.
Loose or separating corners
Wood or clad sash joints opening up.
Won't close or seal tight
Out of alignment, so drafts and water get in.
- Top rail — the upper piece of the sash frame.
- Stiles — the two side pieces; hinges or balances attach here.
- Bottom rail — takes the most water — where rot usually starts.
- Corner joints — where rails meet stiles; they loosen and separate as they age.
- Glass & glazing — the glass unit and the seal that holds it in the sash.
The same parts exist on double-hung, casement, awning and sliding sashes.
How We Repair Window Sashes
Find the cause
Track, balance, hinge, joint or rot — we identify what's actually failing on your window type.
Free & realign
Stuck and painted-shut sashes freed; tracks cleaned; hinges adjusted or replaced.
Repair the sash
Loose corners reglued and reinforced, glazing resealed, worn parts replaced.
Test the fit
The sash opens smoothly, closes tight against the weatherstripping and locks.
Window Sash Repair Cost
Typical prices
Per window · typical local prices| Alignment & sticking windows | $50 – $500 |
| Balances or sash cords | $150 – $350 |
| Sash repair & restoration | $400 – $700 |
Most sash repairs cost a fraction of a new window: alignment and sticking fixes typically run $50–$500, balances $150–$350, and full sash repair or restoration $400–$700. A new installed window typically costs $800–$2,500+.
What we see in McHenry County sashes
Pre-war homes in Crystal Lake, Woodstock and Carpentersville have wood sashes that are often painted shut and very much repairable. In the 1990s–2000s subdivisions of Lake in the Hills, Huntley and Algonquin, it's worn balances on double-hungs and sagging, hard-to-close sashes on clad casements.
What You Can Try First
Safe to do yourself
- Score a painted-shut seam with a utility knife before trying to open the window.
- Clean tracks and apply a dry silicone spray — never oil or grease.
- Tighten visible hinge screws on a sagging casement.
- Prop a drop-down sash safely with a cut piece of wood until it is repaired.
Call a pro
- Replacing spring balances — they are under tension and can snap back.
- Removing a weight-and-cord sash — the weights can drop inside the wall.
- Prying a painted-shut sash with a screwdriver — rails and glass can crack.
- Any sash with rot in the bottom rail — it needs wood repair, not just freeing.
Warranty on 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?
Send it to us before you sign. We'll tell you — free — whether a repair would solve it for less.
Window Sash Repair Questions
Sash Repair in these towns and more
Based in Lake in the Hills, serving homes within about 40 miles.
Get Your Window Working Again.
Call, text, or send a photo. You'll know what's wrong and roughly what it costs — before anyone comes out.
★★★★★ 4.9 from 145+ reviews · 20-year glass warranty · Price match