HOA Window Replacement Project, All Units — Bid to Last Unit
The board has decided the windows are going association-wide. Now it needs a bid it can compare, a spec owners can live with and a schedule that does not leave anyone's unit open.
Reply within one business day. Or call / text 763-204-2099.
HOA window replacement project, all units: JMB Builders bids from one window spec the board approves, prices it per unit with each opening listed, and schedules the install unit by unit across Twin Cities metro townhome associations. Every unit is measured in person before the order. Owners get notice before their day, and each unit is closed up that night. Send unit photos for a reply within one business day, or book a free in-home estimate.
- Priced per unit, every opening listed
- One spec for the whole association
- Units scheduled with owner notice
When an association owns or maintains the windows, replacing them is a board project, not a homeowner's. The board needs three things from a contractor: a bid it can compare line for line, a single spec that makes every building look the same, and a plan for getting into dozens of occupied units without chaos. This page is about that project. A single owner replacing their own windows with HOA approval is a different job.
The bid starts with a walkthrough of the buildings and the unit types. Most townhome complexes repeat a few floor plans, so the bid lists each unit type with its openings, style and size, then a per-unit price for each type. The spec (window line, exterior color, glass, grille pattern, trim detail) is written once, the board approves a sample, and it applies everywhere. Every unit is still measured in person before its windows are ordered, because units built from the same plan are not always the same size.
The install runs one unit at a time, so the work moves through the complex in order. Owners get notice before their day, with what to move and how long we will be inside. Floors and furniture are covered, each window is set, sealed and trimmed the same day, and the unit is closed before we leave. The board or manager has one contact at JMB for the whole project.
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
- The governing documents' answer on who owns and pays for the windows
- Board approval of one spec: window line, color, glass, grilles and trim
- Unit list, contact for each owner, and the notice method the association uses
- Rules for work hours, parking and where the trailer can stand
- Access to each unit on its day: owner home or a key arrangement
What JMB supplies
- Walkthrough of the buildings and each unit type
- A bid by unit type, each opening listed, with a per-unit price
- Sample window or product sheets for the board to approve
- In-person measure of every unit before its order
- Windows ordered through ABC Supply to the one spec
- A unit-by-unit schedule and the owner notice text
- Install with flashing, foam, sealant and trim; floors and furniture covered
- Permits pulled where the city requires them
- Photos of each finished unit, filed by unit number
- A certificate of insurance and a W-9 for the association's file, on request
How it is priced: per unit
Quoted in writing from your photos, with a reply within one business day. What moves the number:
- Unit types and the number and size of windows in each
- The window line and glass package in the approved spec
- Insert vs. full frame, and siding or trim removal around each opening
- Exterior trim or capping detail the board wants
- Rot found at sills, priced per opening on a set line
- Upper-floor windows and access between buildings
- Whether the project runs in one season or is phased by building
Send the unit list, one photo set per unit type and the association's window rules. The walkthrough firms up the bid.
How long it takes
Most townhome units: one to two days each on site, depending on count and siding. Lead time depends on the window line and is written on the bid; phasing by building is common.
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
Whole complex in one season
Every unit ordered and installed in one run. One mobilization, and every building matches the year it is done.
Phased by building
One or two buildings a year on the same spec. Each phase is ordered to the spec written in the first bid so later buildings match.
Windows with patio doors
If patio doors are part of the program, they go on the same spec and the same unit schedule, each door locked the day it is set.
HOA Window Replacement Project, All Units — Bid to Last Unit: questions, answered
Who decides whether the HOA or the owners replace the windows?
The association's governing documents. Some declarations make windows the association's responsibility; others leave them with each owner. The board or its manager should confirm that, and whether owners pay through dues, a reserve or an assessment, before asking for bids.
How do you price a window project for a whole townhome complex?
Per unit, broken out by unit type. Each unit type lists its windows by style and size, so the board can compare our bid line for line with another. Rot repair is priced per opening on its own line, so surprises do not change the base price.
Do all the units have to get the same windows?
That is usually the point of an association project. The board approves one window line, exterior color, glass and grille pattern, and every unit gets it. Interior color can sometimes be left to each owner if the board allows and the line offers it.
How much notice do owners get before their unit is done?
The schedule is shared with the board first, then owners get written notice of their day ahead of time, with what to move and how long we will be inside. The notice method follows the association's own rules.
Does someone have to be home when their windows are replaced?
Someone home is easiest, but a key arrangement through the manager works too. Pets need to be put away. Each unit is closed up the same day, so nobody comes home to an open window.
Do you work on apartment buildings?
Yes. Along with townhome associations and buildings of one to four units, JMB Builders takes apartment and condominium buildings of five or more units. Those buildings fall under the commercial building code, so we check the city's contractor licensing and permit rules before we bid and plan for fire-rated corridor doors where they apply.
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 whole-house projects pages
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