Sash Window Repair Costs
What individual sash window repairs cost, from re-cording and glass replacement to draught seals and sill repairs.
Common sash window repairs cost £40-£400 per window depending on the fault. Re-cording (broken or worn sash cords) costs £120-£180. Replacing broken glass costs £80-£250 depending on pane size. Draught proofing costs £140-£280. Sill timber repair costs £200-£400. Broken sash locks cost £40-£80 to replace. Stuck sashes (need easing and adjustment) cost £80-£150. A full service combining re-cord, draught seals, and repainting costs £350-£600 per window.
Last reviewed: 2026-07-20 • 5 min read • Verified against 8 repair specialist quotes
Common Sash Window Repair Costs
Most sash window faults can be fixed individually without full refurbishment. Prices below are per window including labour and materials (January 2026).
| Repair Type | Typical Issue | Cost |
|---|---|---|
| Re-cording | Broken cords, sash won't stay open | £120-£180 |
| Glass replacement (small pane) | Broken glass, 400×600mm pane | £80-£140 |
| Glass replacement (large pane) | Broken glass, 800×1200mm pane | £150-£250 |
| Draught proofing | Cold draughts around sash edges | £140-£280 |
| Sash lock replacement | Broken or missing lock | £40-£80 |
| Stuck sash easing | Sash won't open or very stiff | £80-£150 |
| Sill timber repair (splice) | Rotten sill, water damage | £200-£400 |
| Parting bead replacement | Broken or missing parting bead | £60-£120 |
| Pulley wheel replacement | Worn pulley, cord jumps off | £50-£100 |
| Meeting rail repair | Rotten meeting rail timber | £120-£220 |
Most repairs include call-out (£40-£80) and take 1-2 hours per window. Combining multiple repairs on the same visit saves on call-out costs.
Re-Cording Sash Windows
Broken sash cords are the most common sash window fault. Cords wear out after 20-30 years and snap, causing the sash to drop or refuse to stay open. Re-cording costs £120-£180 per window.
What Re-Cording Involves:
- Remove staff beads and lower sash
- Remove parting bead and upper sash
- Access pocket pieces (hidden panels in box frame) to reach weights
- Remove old cord, attach new waxed cotton or synthetic cord to weights
- Thread cord over pulleys, nail to sash grooves
- Adjust cord length so sash balances correctly
- Refit parting bead and staff bead, adjust for smooth operation
Re-cording both sashes (upper and lower) on a single window takes 1.5-2.5 hours. Some specialists charge per sash (£70-£100 each) rather than per window.
Modern synthetic cords (Terylene, polyester) last 40-60 years versus 20-30 years for traditional waxed cotton. They cost the same to fit (cord material is cheap, labour is the cost). Most specialists use synthetic cord unless you request traditional for heritage authenticity.
Glass Replacement Costs
Replacing broken glass in sash windows costs £80-£250 per pane depending on size and glass type. Labour (remove old putty, fit new glass, re-putty, paint putty) takes 45-90 minutes per pane.
| Pane Size | Standard Float Glass | Period Glass (wavy) |
|---|---|---|
| Small (400×600mm) | £80-£140 | £120-£180 |
| Medium (600×900mm) | £120-£180 | £160-£240 |
| Large (800×1200mm) | £150-£250 | £220-£350 |
Period wavy glass (hand-blown cylinder glass or restoration crown glass) matches the appearance of pre-1920s original glass. Listed buildings sometimes require it. Standard float glass is modern, perfectly flat, and cheaper.
Draught Proofing Sash Windows
Draughty sash windows lose heat and create cold spots. Draught proofing costs £140-£280 per window and reduces draughts by 80-90%. See our draught proofing cost guide for full details.
Draught seals are fitted to:
- Staff beads (between lower sash and frame)
- Parting beads (between upper and lower sash)
- Meeting rails (where upper and lower sash meet when closed)
- Bottom rail (along sill)
Two seal types: brush seals (nylon bristles, good for uneven gaps) or compression seals (foam or silicone, better seal but requires very flat surfaces). Most specialists use brush seals on period sash windows because the timber has moved over time and gaps aren't uniform.
Sill and Timber Repairs
Rotten timber is the second most common sash window fault after broken cords. Water sits on sills and soaks into the timber grain, causing rot. Sill repairs cost £200-£400 per window.
Sill Splice Repair Process:
- Remove lower sash and access sill
- Cut out rotten timber (typically bottom 100-200mm of sill)
- Cut matching timber to size, shape scarf joint (45-degree angled joint for strength)
- Glue with waterproof epoxy, screw with stainless fixings
- Plane flush, prime, paint
Sill splicing takes 2-4 hours depending on rot extent. If the entire sill is rotten (full-length replacement), cost rises to £350-£600 because the sashes must be fully removed and the box frame may need temporary support while the sill is out.
Meeting rail repairs (rotten horizontal rail where sashes meet) cost £120-£220. Stile repairs (vertical sides of sash) cost £150-£280 depending on length of timber needing replacement.
When to Repair vs Refurbish vs Replace
| Condition | Action | Typical Cost |
|---|---|---|
| Single fault (broken cord, stuck sash) | Individual repair | £80-£250 |
| Multiple faults (cord, draught, paint) | Service package | £350-£600 |
| 10-30% timber rot, needs reglazing | Refurbishment | £600-£1,200 |
| Over 40% rot, structural failure | Replacement | £900-£2,200 |
For multiple repairs, ask about package pricing. Many specialists offer re-cord, draught seal, and repaint as a single service for £350-£600 per window, saving £100-£200 versus pricing each repair separately.
For full refurbishment pricing, see our sash window refurbishment cost guide. For replacement costs, see our sash window replacement cost guide.
DIY vs Professional Repair Costs
Some sash window repairs are DIY-friendly, others need specialist skills. Here's what you can tackle yourself versus when to call a professional.
DIY-Friendly Repairs:
- Re-cording (if you're handy): £20-£40 in materials (cord, nails). Takes 2-4 hours first attempt. Follow YouTube tutorials or period property repair manuals.
- Draught seals (surface-mount): £30-£60 per window in brush seal kits. Peel-and-stick or screw-on. Takes 1-2 hours.
- Sash lock replacement: £10-£25 for new lock. 20-30 minutes to fit if existing screw holes align.
- Stuck sash easing: Plane down high spots, lubricate runners. Tools needed: hand plane, sandpaper, candle wax. 1-2 hours.
Professional-Only Repairs:
- Glass replacement: Cutting glass to size and putty glazing needs skill. Incorrectly fitted glass cracks from timber movement.
- Timber splicing: Scarf joints and dutchman repairs need joinery skills. Poor repair fails within 5-10 years.
- Meeting rail repairs: Requires removing sash, disassembling joints, reassembling with new timber. High skill level.
Sources
Pricing verified against:
- Checkatrade sash window repair quotes (Jan 2026, 8 specialists, regional pricing)
- MyBuilder individual repair costs (re-cording, glass, draught seals, 2025-2026)
- The Sash Window Workshop repair price list (trade, Dec 2025)
- Ventrolla service package pricing (London and Southeast, Jan 2026)
Related Guides
- Sash Window Refurbishment Cost — full refurbishment pricing
- Sash Window Draught Proofing Cost — draught seal details
- Sash Window Replacement Cost — when to replace instead