The west end · Kingston
West-end windows: Bayridge and Collins Bay
Bayridge and Collins Bay are later suburbs in Kingston, Ontario's west end, most of it the former Kingston Township that joined the city in 1998. What comes up here is a foggy window where the thermal unit has failed, a patio door that grinds or won't lock, and window screens that have torn or bowed. We connect you with an independent local pro who fixes the part when that's enough and says so when it isn't.
At a glance
- Area
- Bayridge East and West, and Collins Bay, in Kingston West
- Houses
- Later suburban subdivisions
- Common jobs
- Thermal units, patio door rollers, window screens
- Permits
- City of Kingston; same-size swaps generally need none
West-end homes and the windows they came with
Bayridge and Collins Bay grew as subdivisions, with factory-made windows and sliding patio doors, typically fitted with double-glazed thermal units. Some parts have been replaced over the years and others haven't, so one house can have a sound window, a fogged one and a sticking patio door.
That usually makes the fix smaller than it looks. A thermal unit, rollers, a crank or a window screen can each be replaced on its own.
Fogged thermal units: swap the glass, keep the frame
A thermal unit is two or three panes sealed together around a spacer; Kingston glaziers use "thermal unit" and "sealed unit" for the same part. Once the seal goes, moist air works its way between the panes, and the haze or droplets it leaves can't be reached from either side.
In a sound frame, the unit can usually be replaced by itself. It's measured, made to size and fitted on a second visit. The foggy window page lays out defogging, a new unit and a new window side by side.
Patio doors and window screens
The other west-end regulars:
- Sliding patio door repair: a door that drags usually has worn rollers or a dirty, dented track; one that won't latch or lock often needs the keeper adjusted or a new lock. Neither means a new door.
- Patio door glass: a fogged or cracked panel replaced in the existing door.
- Window screens: torn mesh rescreened in the old frame, bent frames rebuilt, screen doors put back on their track.
- Window hardware: cranks, locks and balances on casements and sliders, replaced one at a time.
When full replacement is the better call
Sometimes the part isn't the problem. A frame that's cracked, warped or leaking air all round, several units failing together, or a patio door frame that has gone out of square are all reasons to price new windows or a new door. If you do replace, ENERGY STAR certified windows and doors can qualify for Ontario's Home Renovation Savings Program when its conditions are met, generally including a home energy assessment; a glass-only swap doesn't qualify. A pro can price repair and replacement windows together so you can compare.
Permits: same-size swaps in the city
The City of Kingston says no building permit is needed to replace existing windows and doors of the same size, following property line regulations. Making an opening bigger or smaller, or cutting a new one, does need a permit, as does any work on a heritage building. Neighbouring Westbrook and Cataraqui North follow the same City rules. When you're ready, send a photo of the window for a quote.
Bayridge and Collins Bay questions
Several windows in our Bayridge house fogged within a few years. Why all at once?
Windows installed together share the same age, the same sun and the same winters, so their seals tend to wear out around the same time. Each fogged thermal unit can still be replaced on its own in a sound frame. If most units are going and the frames are tired too, pricing new windows makes sense, and only that route can qualify for a rebate. The foggy window page compares the options.
Our patio door gets harder to slide every winter. Is that the rollers?
Often it's the track first. Grit, ice or a dented track make a door drag, and worn rollers make it worse; don't force a door that's frozen in. A pro can lift the door out, clean or repair the track, fit new rollers and set it square. If it still won't latch or lock, the keeper or lock usually needs adjusting. See sliding door repair.
We want to widen our patio door opening. Does that need a permit?
Yes. The City of Kingston requires a building permit for creating or altering doors and windows, and widening an opening is an alteration. Swapping a door or window for one the same size, following property line regulations, generally doesn't need one. The pro who takes on the job can explain what a wider opening involves, including the header above it. More on patio door replacement.
Can the screen door on our sliding patio door be fixed?
Usually. A sliding screen door that jumps its track or drags often needs new rollers or a straightened frame, and torn mesh can be replaced in the existing frame. A new screen door makes sense when the frame is badly bent or missing parts. Send a photo of the whole door and its rollers with your request. Our screen door page explains the repairs.