Curtain Wall Repair in Centennial
What curtain wall repair involves
Curtain wall repair is the diagnosis and correction of structural, water penetration, air infiltration, or finish problems in the aluminum and glass facade system that encloses a commercial building. Repair work ranges from resealing joints and replacing failed IGUs (Insulated Glass Units) to replacing mullion sections, re-shimming and re-securing frames, or addressing thermal break failure in the extrusions themselves.
Repair work must preserve the existing structure and envelope system while the building remains occupied. This means phasing work around tenant schedules, diagnosing root causes rather than guessing at symptoms, and sourcing replacement components that match the original system in material, dimension, and performance grade.
Signs your curtain wall needs repair
Water intrusion is the most common trigger. You'll see it as staining inside the perimeter, dampness at sill levels, or pooling water on the floor below a curtain wall section. Air infiltration shows up as draft complaints during heating season or visible dust accumulation at horizontal joints.
Visual clues include:
- Silicone sealant that's cracked, peeling, or shrunk away from glass or aluminum
- Discoloration or corrosion on aluminum mullions or frames
- Gaps or separation at corners, joints, or where units meet the structure
- Cracked, fogged, or visibly compromised glass panes
- Movement or rattle when wind loads occur
Leaks don't always appear directly below the failure point. Water can travel along mullions or inside cavities before showing up several floors down. This is why in-house air and water testing is essential for pinpointing the actual leak source before repair begins.
Common causes of curtain wall failure
Silicone sealant degrades over time. Ultraviolet light, temperature cycling, and movement stress break down structural silicone and glazing gaskets, especially in Colorado's intense sun. Once sealant fails, weather penetrates.
Thermal breaks in aluminum extrusions can crack under sustained stress or manufacturing defect. A thermal break is the reinforced polyamide or polyurethane strip inserted into aluminum mullions to prevent heat transfer. If it fails, condensation increases and structural integrity at that joint weakens.
Settlement or building movement creates stress that the curtain wall system wasn't designed to accommodate. New construction sometimes shifts as concrete cures and loads settle. Older buildings expand and contract with seasonal temperature swings. If the curtain wall isn't shimmed and secured to absorb that movement, joints open and seals fail.
IGU failure happens when the edge seal breaks down, allowing air into the insulated glass cavity. You see fogging or condensation between the glass panes. Failed IGUs reduce thermal performance and need replacement.
Water management problems occur when flashing is missing, incompatible, or installed incorrectly. Curtain wall systems depend on a specific sequence of weep holes, sealants, and drains. If the original installer missed details, water finds its way in.
Stick-built vs. unitized systems: repair implications
Stick-built systems are assembled in place, piece by piece. Mullions and transoms (vertical and horizontal aluminum extrusions) are fastened to the building structure, then glass and gaskets are installed into the resulting frame grid. Repair is straightforward because individual components can be accessed and replaced without removing adjacent units.
Unitized systems come from the factory as complete wall sections. Glass, frame, and sometimes insulation are assembled as one module, then stacked and sealed together on site. A unitized unit can be anywhere from 8 to 20 feet tall and 4 to 6 feet wide. Repairing a failed component inside a unitized section is harder because you often need to remove or partially disassemble the whole unit to reach the problem. If the IGU fails, you might need to remove the entire unit, send it back for disassembly and repair, and reinstall it. This adds time and cost.
Element13's experience with both systems means we diagnose which approach makes sense for your repair. Sometimes it's faster to replace the whole unit. Sometimes a targeted seal and component replacement is the right call.
Our repair process and materials
We start with diagnostic testing. In-house air and water testing using ASTM E283 (air infiltration), ASTM E331 and E547 (water resistance), and ASTM E1105 (curtain wall water penetration) tells us exactly where air or water is entering. This prevents guesswork and unnecessary replacement.
Once we've located the failure, we assess whether it's a sealant issue, a gasket issue, a structural alignment issue, or glass failure. The repair strategy follows from that diagnosis.
Sealant and gasket replacement involves carefully removing failed structural silicone and glazing gaskets, cleaning the surfaces to bare aluminum and glass, and applying new sealant or gaskets to the original joint geometry. We use silicones rated for the thermal movement your building experiences. Gaskets are sourced to match original specifications: ASTM C1172 for laminated safety glass, standard neoprene or EPDM for framing, and high-temperature silicones for areas near HVAC or direct sun.
IGU replacement requires unglazed frame sections to be opened, the failed unit removed, and a new Insulated Glass Unit of matching thickness, Low-E coating, and thermal properties installed. If the curtain wall uses structural silicone bonds (not gasket-set), the old unit must be cut out carefully and the new unit bonded in place with fresh structural silicone.
Mullion and transom repair addresses cracked extrusions, failed thermal breaks, or corrosion. Depending on severity, we can replace isolated extrusion sections (for stick-built systems) or flag a unitized section for component repair at the manufacturer if the system design permits it. We source aluminum from the same alloy grade as the original (typically 6063-T5 or 6063-T6) to match strength and finish.
Thermal break replacement is less common in field repair because most thermal breaks are cast into the extrusion. If a thermal break is cracked, the entire mullion section is usually replaced rather than repaired.
We hold NACC Master-Certified status, which means every glazier and supervisor on your job meets national competency standards for curtain wall repair. We also perform in-house air and water testing post-repair to confirm that the work meets AAMA performance grades (LC, CW, or AW, depending on your system) and that leaks are eliminated.
How long curtain wall repair takes
Diagnostic testing takes 1 to 3 days, depending on building size and complexity. We need to pressurize the curtain wall, run water tests, and sometimes remove inspection panels to trace leak paths. We do this with the building occupied when possible, scheduling around tenant hours.
Sealant work on a 1,000-square-foot section typically takes 3 to 7 days, depending on joint length, access (scaffolding, lifts), and building schedule constraints. Vertical joints seal faster than horizontal joints because gravity doesn't fight the sealant application.
IGU replacement varies by unit size and quantity. A single-unit replacement might take half a day. A full wall section with 20 units could take a week or more. Unitized repairs are slower because disassembly and reassembly add time.
We build schedules around occupied space. Early mornings, weekends, or off-peak windows reduce disruption. We'll coordinate with your property manager or facilities team to minimize tenant impact.
Why Element13 for curtain wall repair
We are a signatory to the Glaziers Union Denver, which means our workforce is union-trained and bound to continuing education standards. Every repair is performed by glaziers who've passed standardized competency testing and who maintain their certifications year-round.
Our NACC Master-Certified status is a genuine measure of competence. NACC (National Association of Curtain Wall Contractors) certification requires documented experience, exam passage, and continuous compliance with national standards. It reflects actual trade competence, not marketing.
We do commercial glazing installation and service work in-house. We don't outsource diagnosis or sealant work to subcontractors. We control material sourcing, so replacement glass and silicone are always spec-correct. We hold DBE, EBE, and WMBE certifications, so we work directly with public and municipal projects.
We invest in in-house air and water testing equipment. Most glazing companies outsource testing to a third party, which adds cost and delay. We diagnose leaks ourselves, which speeds repair and reduces guesswork.
We've completed repairs on commercial curtain wall systems across Centennial, Denver, Aurora, and surrounding areas. We understand how Colorado's UV intensity and temperature swings stress silicone, and we source materials that handle that climate.
Frequently Asked Questions
Storefront glazing is the glass and framing you see at ground-level entries and street-facing windows on small buildings. It's typically 8 to 12 feet tall, single-story, and uses simpler frame systems. Storefront glass installation repair is faster and lower-cost because the frames are more accessible and the systems are less complex. Curtain wall systems wrap entire facades of mid-rise or tall buildings. They're integrated with the building's weather envelope and structural grid. Repair requires scaffolding, coordination with building movement, and diagnostic rigor because failures can affect multiple floors. Curtain wall repair is a structural and envelope concern, not just a glass-and-frame issue.
Cost depends on the nature of the failure, not just the area involved. A sealant-only repair on a leak joint might run 20 to 30 dollars per linear foot of joint. IGU replacement could be 100 to 200 dollars per unit, depending on size and glass type. Mullion replacement adds fabrication and extrusion costs, so it's more variable. We provide a detailed estimate after diagnostic testing, which tells us what actually needs to be fixed.
Silicone sealant and standard gaskets are in stock. Replacement IGUs are usually made to order. If your original glass specifications (thickness, Low-E coating, tint) are common, lead time is 2 to 3 weeks. If your glass is custom or the original spec is obscure, fabrication can take 4 to 6 weeks. Aluminum extrusions for stick-built repair also depend on whether we can match the original alloy and finish from stock or need to order from the extrusion supplier. We'll establish lead time as part of the repair plan and manage it so repair work doesn't stall.
This often points to a systemic issue rather than isolated failures. Water leaks that appear in multiple floors might be a sealant problem that affects many joints, or a flashing design problem in the original installation. We diagnose the root cause first, then scope a repair strategy that addresses all instances at once instead of spot-fixing each one separately. This costs less and prevents the same failure from recurring in untreated sections.
No. We schedule work around tenant schedules. Diagnostic testing and sealant work can proceed with the building occupied as long as we're not creating safety hazards on walkways or blocking emergency exits. For IGU replacement or mullion work, we stage materials and control access so the repair area is isolated but the rest of the building operates normally.
We re-run air and water testing on the repaired section to confirm the breach is sealed and the system meets its original AAMA performance grade. We document test results in a report you can file with your facilities records or insurance. This gives you proof that the repair solved the problem and protects you if a leak recurs in a different location later.
When Glass Door Problems Can't Wait Contact Element13
Your building's glass front entrance doors handle hundreds of entries daily. When they fail, have cracked glass, broken closers, or hardware that won't engage, it's not just inconvenient, it's a security risk. Property managers and general contractors know that entrance problems reflect poorly on the entire building and create liability concerns.
