What condition is the exterior window frame, sill and trim in? The exterior siding? Pictures?

Attached are pictures of the exterior. The entire house is stucco. We haven’t gotten any opinions yet on the exterior woodwork around the windows. We are in the process of closing so we haven’t moved in yet to really inspect. Any thoughts are appreciated!

Front windows

If the stucco is in good shape and the interior trim is in good shape I would run with pocket inserts / replacement type windows all day. Wrap the sill and the frame/trim in aluminum coil and be done with it, especially since you have stucco.

I wouldn't fool with those windows at least until you've lived with them for a year or so. Keep yer kids out of the lead paint and you'll be fine.

That’s the feedback I was hoping. Thanks!

If/when you do replace the front windows, consider four standard raise/lower windows rather than a larger center fixed one.

Joseph Corlett, LLC: Question: As long as the homeowner knows about the lead paint (but is delaying changing the windows, etc.) do you know of any reason why someone shouldn't over lead paint to make old window frames, etc., look better (temporarily) until there is a permanent fix?

Pretty home. +1 to both of the pros advice above. 1. I would wait on them and 2. Go with inserts if and when you do them. That is assuming that there are no leaks between the stucco and the walls currently.

You will lose glass area with an insert. We did this when we replaced windows and I regret the loss of light, especially from our smaller windows.

I am aware of the loss in glass area. We will have to weigh that once we are in there and have a better look. Our windows aren’t huge but they aren’t too small so I’m hoping it’s something we can live with.

Suezbell: why do you suggest going with four windows in the front? I haven’t considered that but wouldn’t be against it.

As long as the paint isn't peeling / chipping - I would paint over the lead paint. As long as it's encapsulated it's fine.

No need to panic. You know where the lead paint is and will adjust your actions according. Keep any kids from chewing on the windows. I think painting over the lead is the solution.

Not a pro. I had all the windows in a rental property professionally stripped with chemicals because they were in good shape, but covered with lead paint. The sashes were stripped off site, and a lead-certified painter stripped the frames. Perhaps that is an option for you. Older windows are made from rot-resistant, old-growth hardwood that is unavailable today. Painting over them is fine as long as you don’t use them; when you open and close the windows, lead dust from frictional surfaces gets into the air. Also, one of my kids bit through the (non-lead) paint on a window sill when she was a toddler. Kids do all kinds of insane things when you turn your head for a second.

Great candidate for inserts if/when you get around to it. The stucco exterior and quality interior trim aren't really touched in that type of install. Full tearout's would be a bit of a bear on this house without much to gain from it.

On the lead paint, were other areas of the home tested as well? Most often, if there is lead paint in the windows, it is in other areas as well... Just a little more problematic in windows with the moving parts etc as mentioned above.

You will release much more lead replacing the windows than by leaving them in place. Most (not all) window replacement outfits do no lead prep at all, just pop out the old windows and install new. You already have storm windows so I see no reason to replace the existing windows- no window you install will last as long as the windows you have.

Lots of level-headed advice here on lead. A kid biting a window sill now and then isn't going to hurt him. No pica though.

Thanks everyone. A couple responses...

The lead tester did take several swabs (sills/floors/water) and the troughs were the only thing that came back above the limit. I assume there is lead paint elsewhere but the interior is in good shape/everything painted over. We’ll be replacing some doors/painting too. Our realtor and attorney told us that no one in this neighborhood even tests, they just assume bc it’s all historic homes. It’s a nice neighborhood so I found that surprising but I guess we are overly cautious since we hope to have kids very soon.

We also want to be able to open our windows, not just paint over to encapsulate and leave them shut forever. I’m hoping the pocket inserts would make us comfortable enough to open/close without creating lead dust everywhere.

We also don’t feel the windows are that efficient and new pocket inserts wouldn’t be sacrificing old window quality. Chemically stripping the paint seems too intense of a process given the shape the windows are in, I think.

As long as you hire a reputable, professional, lead-safe certified company, you shouldn't have worries about any hazard from the installation.

Pocket replacements will all but eliminate that hazard (other than the "kid biting the sill"), as it removes the moving parts on that painted surface and covers/encapsulates the jambs and exterior areas.

There are valid reasons to potentially restore your existing windows as well, and that is another conversation entirely, but lead safety is not one of them.

Think hard about this. Your windows look like they're in decent shape for their age. If well maintained, they will most likely last as long as your house does. Replacement windows will be ready for the landfill in 20-30 years.

If you're concerned about energy efficiency, well, that's why lots of old houses have storm windows. Less efficient? Are you sure? Think about how wide that air space is compared to the space between double glazed panes. And unlike double glazing, if moisture gets between them and they fog up, you just open the window and wipe them clean.

Our number one concern is the led paint dust. We want to be able to open and close our windows without concern. This is an immediate concern / piece of mind compared to worrying about replacing the windows again in 20-30 years. I do appreciate your feedback, though. We will still consider all options once we have lived there for several months.

The hazards of lead paint are often exaggerated.

It's unquestionably been harmful for inner city kids, living in poorly maintained houses with paint that literally flakes off. They pick up the paint from the floor as they crawl around, and then they put their hands and toys in their mouths.

Obviously I don't recommend that you go looking for lead, but for most adults living in well maintained houses, slight incidental exposure to lead from old paint isn't likely to have any significant negative effect. The only person I've ever known who had problems with lead poisoning from paint had been painting houses for 30+ years, without taking any precautions for most of that time.

If the paint film on your windows is intact, and you don't have a child or pet gnawing on the painted wood, you really don't have much to worry about.

Actually, though, I have to admit that I have no idea what a "window trough" is. It's not a term I've ever heard.

I would agree an insert would be a good fit. The glass loss can be of some concern, but most people dont notice. I can tell you that there will be a loss of glass In your case. Sometimes the hazards of lead are exaggerated but they are often overlooked. I would recommend doing the work before the child is born if possible. If it was me I would do a final clean after the work was weather they are certified or not, using a HEPA vac and wet wipes. I would also do a visual inspection of the exterior before and after. I am not sure I would wrap the exterior window Trim in aluminum in your case . DavidR’s and Joseph’s replies about lead is wrong and misleading and unprofessional IMO.

Was the testing for lead done by a licensed risk accessor? I de curios to know what the levels were.

Yes the testing was done by a licensed risk accessor (separate inspection/inspector from the general house inspection).

The window trough was 4,600 ug (100 ug was the limit permissible amount, so that was a fail). Several window sills were tested (all below 40 ug) floor and water. The lead inspector said some lead dust is always detected as there is lead in the environment/being tracked from outside. The lead inspector said pocket window inserts would encapsulate the problem.

Inserts Would “enclose” the problem. 400ug is the trough 100 is the sill/stool and 10 is the floor.

Refurbish. Dont replace.

https://www.forbes.com/sites/reginacole/2018/07/17/dont-buy-replacement-windows-for-your-old-house/amp/

Lol. I didn’t need to read that steaming pile of “journalism” past this gem: ““Never, never, never throw away old windows,” he says. “People replace 200-year-old windows with new vinyl ones that are guaranteed for five years. They are made of oil products and evil gases and soon their useful life is over and they end up in the landfill. Old windows are made of clean wood and glass, and, once rebuilt, are good for another 200 years.”

200 year old windows shouldn’t be replaced. Same can be said often for 100 yr old windows at this point. 1960’s? Nah, not so much. This craptastic article speaking about replacement windows with 5 year warranties(I dont think that exists), and “evil gases” lmfao completely discredits the community that makes a good and valid cases for restoring those old windows that are deserving.

Entertaining piece tho to be sure. Maybe it was supposed to be satire?

Hyperbole, whether the attempt is from an argument of claimed authority, is still hyperbole.

This is probably the most thorough discussion on the repair vs. replace argument on the web.

https://www.houzz.com/discussions/2639458/repair-don-t-replace-old-wood-windows

It is unfortunate that your front porch was enclosed and modern windows used there. I would restore that to its former configuration.