POLICY

REPLACEMENT WINDOWS, PATIO and ENTRY DOORS for TENNYSON HOMES

Revised & Approved February 23, 2010

Tennyson Townehome owners are required to submit an Architectural Improvement Application in order to obtain approval from the Tennyson Homeowners Association Board of Trustees for any repairs or replacement of windows or doors.

Tennyson Patio Home Owners should also submit an Architectural Improvement Application in order to receive guidance in the selection of a Window or Patio Door manufacturer and style to conform to the community standards as set forth in this document.

It is the Architectural Committee's intent and responsibility to assist the Board of Trustees in their duty of maintaining a consistent style and theme within this Planned Unit Development (PUD) community as the original windows and doors are eventually replaced. This document defines the Architectural Committee's engineering and architectural evaluation of the various methods and products available to upgrade and enhance the appearance of our community.

Section I -- The repair and replacement of the dual pane insulated glass panels in existing frames.

Section II --The option of full-frame window and door replacements.

Section III -Installation specifications and homeowner responsibilities for all full-frame window and door replacements.

Section I    REPAIR AND REPLACEMENT OF GLASS IN EXISTING WINDOWS

When the Tennyson community was originally built, all windows and patio doors installed by the builder were manufactured using double-pane insulated glass in aluminum frames and sashes. With the technological advances during the past twenty years there are options available to greatly increase the thermal performance of the existing windows. The existing aluminum sashes in these windows were built to facilitate replacing the dual pane insulating glass as the desiccant (moisture absorbing material) becomes loaded with moisture causing fogging between the glass. By utilizing the low "E" glass and available high tech sealants the existing windows can be upgraded for nominal cost. These new double pane assemblies may be guaranteed for periods of five (5), ten (10) or fifteen (15) years (provided by the vendors).

Any modifications to or replacement of insulated window panes in the existing frame must comply with the Window and Patio Door Grid Standards as listed in section II.  

This is the preferred approach for improving the functionality of the existing windows because it does not disturb the frame mounted in the fenestration, either inside or outside. And, it is certainly more economical than full-frame replacements and does not alter in any way the exterior architectural rendering of the buildings which is the prime objective.

A Homeowner considering changes to any window "insulated pane" is strongly recommended to consult the Tennyson Property Manager prior to seeking proposals from any vendor. The Property Manager will maintain a list of approved vendors as well as any technological developments.

Section II     FULL-FRAME REPLACEMENT WINDOWS AND REPLACEMENT DOORS

Acceptance Requirements

If the Home Owner desires to change to full-frame replacement windows and patio doors, the Tennyson Board of Directors strongly recommends consultation with the Property Manager prior to any discussion with sales representatives. The Property Manager will have an up-to-date listing of acceptable brands and types of windows to satisfy any requirement.

Replacement windows and doors shall be sized and positioned in the building rough opening such that the gap around the perimeter of the replacement and the rough opening does not exceed three-eights (3/8) of an inch.

Replacement windows shall be a full-frame flanged installation completed from the building exterior not as inserts installed from the inside.

All replacement windows and sliding doors shall be ordered with a permanent exterior finish or material -WHITE in color. Replacement front and side doors are to be painted (on the outside) with approved colors that are available from the Property Manager. The inside frame and sash colors are at the discretion of the Homeowner. (Special note; make sure the doors are painted in accordance with manufacture's specifications in order to preserve the door and your warranty.)

Applications will not be approved which specify the use of deep-tinted, colored glass or window film. This does not preclude the use of hard-coat or soft-coat industry standard low-E energy efficient coated glass.

All buildings within the community shall have grids installed between the glass panes in all single-hung, double-hung, sliding, casement and fixed rectangular windows which are visible from the street. This will mean that units that are on street corners will have grids in windows on both sides of the building that faces the street.

Grid elements shall be white and not less than 0.63"wide or greater than 0.81" wide. The geometric pattern shall be the "Colonial" style to match the grids in the original windows.

Replacement front and side doors must match the prevailing style of doors in the community. The glass in the door is to have either grids or be of an acceptable "stained glass" look. A picture or rendering of the glass is to be presented with the Improvement Application and must be approved by the Property Manager.

Replacement insect screening for windows must be fiberglass and light gray in color. Dark (or charcoal) and bright aluminum screens are not acceptable.

Section III      Installation Standards for Windows and Doors in the Tennyson Townehomes and Patio Homes

The Installation of any full frame, flanged replacement windows and doors in the Townehomes and Patio Homes of the Tennyson (PUD) subdivision shall conform to the following standards and practices:

1.     On all window and door projects the Tennyson Property Manager shall be notified at least two (2) weeks prior to the beginning of any work. The Installation Team and the Property Manager shall meet to determine any special trim requirements.

2.     All 3-1/2" wide exterior trim boards around windows and doors shall be removed to facilitate the removal of the existing aluminum frame and the installation of the new flanged replacement window.

3.     New composite trim boards, 3-1/2" wide and special sizes will be supplied by the Property Manager, primed and painted, to be installed by the Installation Team. (Please note "Homeowner Responsibility section below).

4.     Wood blocking and shims shall be placed between the replacement item frame and the rough opening. This is to align the replacement item so it is plumb and level and centered in the building rough opening.

5.     Non-corrosive fasteners of sufficient length to yield at least one inch (1") penetration into the rough opening frame shall be used to attach the replacement item flange to the building structure.

6.     The space between the window or door frame and the rough opening frame shall be filled with appropriate outdoor window and door spray foam. Excess foam is to be scraped off after drying.

7.     Before the new composite trim boards are installed, insulation/waterproof tape (Tyvek Window Seal or equivalent-min.4"wide) shall be placed at the exterior of the building across the gap between the perimeter of the replacement item and the rough opening frame.

8.     Once the replacement item has been installed and the new trim boards are attached, the Installation Team is responsible for caulking and sealing any gaps between the replacement item and Trim. Also, between the building components and trim.

9.     The Installation Team shall leave any and all security devices and wiring in such a state that the homeowner's security system provider can readily reinstall all affected components without disturbing the new replacement items. (See below.)

Homeowner Responsibilities

1.     The Homeowner shall accept full responsibility for all cost of materials (one exception is that Townehome owners do not have to pay for replacement trim boards), clean-up and for any ongoing maintenance and repair.

2.     Any window or door replacement project in the community that involves a security system will require coordination between the homeowner, their security provider and the installation team representing the vendor.

3.     The Homeowner also agrees that if they do not follow the directives of the policy in securing prior permission for replacement of doors and or windows in their Townehome, they must remove and replace the improper doors and or windows with approved units at their own expense.