Selling House With Hail Damaged Windows — Repair Before Listing
The sign goes up in a month, and three windows on the west side still have cracked glass and dented capping from the last hail storm.
Reply within one business day. Or call / text 763-204-2099.
Selling house with hail damaged windows, or with an open claim on them? The sale goes smoother when the repair is done, or at least scoped, before the buyer's inspector finds it. JMB Builders in the Twin Cities photographs each damaged window, writes a line-item scope your adjuster can use, replaces the glass, sashes or units on a schedule worked back from your closing date, and hands you paid invoices and photos to give the buyer. Priced per window.
- Priced per window, scheduled to your closing
- Photos and paid invoices to hand the buyer
- Send photos, reply within one business day
Hail-damaged windows on a house going up for sale cause three problems at once. Buyers and their inspectors notice cracked glass, fogged units and dented capping. Minnesota sellers have to disclose material facts they know about the house, and storm damage you know about is one to ask your listing agent or attorney about. And if there is an open insurance claim, the money, the repair and the closing all have to line up. We do not give legal or coverage advice. We do the part that is carpentry and paperwork.
The timing is the hard part. Glass units and replacement windows are built to order, so a window that needs a new unit can take weeks from measuring to install. If the listing date is close, we start with the scope and photos, order right away, and tell you what will be done before the photos for the listing and what will land before closing. If a buyer's inspection found the damage, the same scope shows the buyer exactly what is being fixed and how.
You file the claim and deal with your insurer; we give you photos with a scale and a line-item scope in the terms adjusters use, meet the adjuster if you want us there, and do the repair once it is approved. Who gets the insurance check when the house sells, and whether a claim can stay open after closing, are questions for your agent, your listing agent and the title company. Minnesota law (Minn. Stat. 325E.66) bars a contractor from waiving, rebating or paying any part of your deductible, and we do not.
Get a written quote for this job
Three photos and a sentence is enough: a reply within one business day, or ask for a free in-home estimate. Or text the photos to 763-204-2099.
What you supply
- Your listing date and closing date, or the purchase agreement deadline for repairs
- The claim number and adjuster's scope, if a claim is open
- The buyer's inspection report pages on the windows, if there is one
- Access to each window inside and out, and a lockbox code if the house is empty
What JMB supplies
- Photos of each damaged window with a scale, labeled by room and side of the house
- A line-item scope: glass, sash or whole unit per window, screens and capping on their own lines
- A schedule worked back from your closing date, with the order placed as soon as the scope is set
- Glass, sash or full-unit replacement, with capping and screens redone to match
- Interior trim reset; painting quoted as its own line, or leave it primed and caulked
- Paid invoices, product information and before-and-after photos in a folder you can hand to the buyer
How it is priced: per window
Quoted in writing from your photos, with a reply within one business day. What moves the number:
- Glass only, sash or whole unit on each window
- Whether the maker still sells glass or sashes for the windows
- How many windows, screens and capping pieces the storm hit
- Second-story access and ladder or staging needs
- A rush on the order or the install to meet a closing date, where the supplier can do it
Send a photo of each damaged window, the closing date and the inspection page if you have one. We reply within one business day with what can be done before closing.
How long it takes
Scope and photos in one visit. Orders take weeks to arrive, then most homes take one to two days on site, so start as soon as you know the listing date.
How your project works
- 1
Send photos, get a written quote
Send three photos of the space and a sentence about what you want. You get a clear, itemized reply within one business day. Prefer a look in person? A free in-home estimate is always an option.
- 2
Pick materials, or bring your own
We help you choose profiles and materials that fit the house and the budget, or match your existing millwork exactly — or you buy the door or trim yourself and we install it. Everything is confirmed before the crew is scheduled.
- 3
Clean, precise installation
The crew shows up on time, protects floors and furniture, and installs with tight joints and consistent reveals. Photos of the finished work go in your job folder.
- 4
Walkthrough and invoice
We walk the finished work with you. If anything is not right, we fix it before we call the job done. Then one invoice, paid by check or direct deposit — no card fees, no payment links.
Situations and options
Fix it before you list
The cleanest path. The windows are repaired before listing photos and showings, and the buyer gets paid invoices and photos instead of a line on the inspection report.
Claim open, house under contract
The repair is scheduled to finish before closing, with the order placed as soon as the adjuster approves. Ask your agent and the title company how the insurance check is handled at closing.
Buyer's inspector found it
We scope what the report lists, window by window, so you and the buyer see the same document. You and your agent decide whether to repair, credit or file. We price the repair.
Small damage, no claim
One cracked pane and a torn screen may cost less than your deductible. We price it so you can decide, fix it and keep the paid invoice for the buyer.
Selling House With Hail Damaged Windows — Repair Before Listing: questions, answered
Should I fix hail damaged windows before selling my house?
Usually it is easier to fix them first. Cracked glass, fogged units and dented capping end up on the buyer's inspection report, and a repair done before listing comes with paid invoices and photos instead of a negotiation. Whether to repair, credit the buyer or file a claim is your call with your listing agent.
Can I sell my house with an open insurance claim?
Many people do, but how the claim, the check and the repair are handled at closing is a question for your insurance agent, your listing agent and the title company. Check your policy and ask your agent. What we can do is finish the repair before closing if the order and the adjuster's approval allow it, and give you the paperwork that shows it was done.
Do I have to disclose hail damage to windows when selling in Minnesota?
Minnesota sellers are required to disclose material facts they know about the property. Whether known storm damage, or a repair already done, needs to be on your disclosure is a question for your listing agent or a real estate attorney. We do not give legal advice. A finished repair with paid invoices and photos is easy to describe.
The buyer's inspection found hail damage on the windows. What now?
Get the inspection pages to us with photos and we scope each window the report lists, with glass, sash or full unit, screens and capping on their own lines. You and your agent decide whether to repair, credit or file a claim. If you file, you deal with your insurer and we meet the adjuster when you want us there.
How long does it take to fix storm damaged windows before closing?
Measuring and the scope take one visit. Glass units and windows are built to order and usually take weeks, and install is one to two days for most homes. If the closing is close, tell us the date first so the order goes in right away.
Can a contractor cover my deductible so I can sell faster?
No. Minnesota law (Minn. Stat. 325E.66) bars a contractor from waiving, rebating or paying any part of your insurance deductible, and JMB Builders does not do it. The deductible is your share of the repair whether you are staying or selling.
Recent JMB work, from our job log
59 installs recorded across 30 Twin Cities communities since Dec 2025. Window and door installs for homeowners and the builders we work with. Counts come straight from our job log; no customer names.
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Read morePage reviewed October 9, 2026 · JMB Builders LLC, MN license BC809005 · All insurance repairs pages
Where we work
Insurance & Storm Damage Repairs near you
Based in Zimmerman, scheduling across the Twin Cities metro. Closest first: