Homeowners are asking a fair question right Discover more now. How much does home window replacement in San Francisco cost in 2026, and why are bids higher than a few years ago? The short answer: stricter energy rules, supply shifts to triple-pane, and the city’s permit process. The long answer below will help set a realistic budget and timeline, whether the home is a Painted Lady near Alamo Square or a mid-century in Diamond Heights.
Best Exteriors works across San Francisco neighborhoods and understands the mix of 2026 California Energy Code and San Francisco Planning rules. This guide breaks down current price ranges, code triggers, and cost drivers that matter on real projects. It uses plain language and focuses on local conditions.
The 2026 baseline: what changed and why it affects price
As of January 1, 2026, most residential permits in San Francisco require windows that meet a U-Factor of 0.24 or lower. That level is set under the 2025 Title 24 Energy Code and applies at permit intake. In practice, that shifts many homes to triple-pane glass or to high-performance specialized double-pane units with thermally broken frames and advanced coatings. The new baseline reduces heat loss and improves comfort in the city’s microclimates, from foggy Outer Richmond to sunny Noe Valley.
Triple-pane units cost more to manufacture, ship, and install. Frames must support added glass weight. Hardware must hold larger sashes. Labor takes longer. All of that shows up in bids. Homes on loud streets or near Muni lines often add STC-rated sound packages, which can push pricing further.
Typical price ranges in San Francisco, 2026
These are ballpark ranges for standard sizes. Actual bids depend on size, frame material, glass spec, access, finishes, lead-safe practices, and permit scope. Prices include product and professional installation; they exclude major carpentry or stucco rebuild unless noted.
- High-performance vinyl or fiberglass, triple-pane or specialized double-pane: 1,100 to 1,900 per opening. Composite (Fibrex-type) with advanced glass, triple-pane: 1,400 to 2,300 per opening. Wood-clad for non-historic façades, triple-pane: 1,800 to 3,200 per opening. Full custom wood for historic elevations with SDL bars and ogee lugs: 2,400 to 4,500 per opening. Steel or bronze systems for unique designs or view walls: 4,000 to 8,000 per opening. Bay window restoration or rebuild, including structure and finishing: 8,000 to 25,000 per assembly, based on size and historic detail.
For apartments or condos in SoMa, South Beach, or Mission Bay, noise packages with higher STC ratings add 200 to 600 per opening. For homes in Russian Hill or Pacific Heights with landmark controls, historic wood profiles and permit drawings add both time and cost. Multi-story scaffolding in steep areas like Noe Valley can add 10 to 18 percent.
Where code, comfort, and curb appeal meet
San Francisco homes fall into three broad groups, and the numbers shift by group.
Victorian and Edwardian homes in Article 10 or Article 11 areas. Street-visible elevations must match original operation, sightlines, and finish. In-kind wood replacement is often required for Category A Landmarks. Expect custom millwork, simulated divided lites, and ogee lugs to match the original. Costs run higher, and permits add weeks.
Non-historic façades and interior elevations. Material rules were relaxed in May 2025 for non-historic buildings, which allows durable alternatives like fiberglass or composite. Owners can choose lower-maintenance frames while still meeting the 0.24 U-Factor. This path reduces cost and lead times.
Mid-century and newer homes. Many mid-century homes in Diamond Heights, Midtown Terrace, and parts of the Sunset benefit from thermally broken aluminum, fiberglass, or composite tilt-and-turn systems. These meet code and improve airflow. Expect mid-range to upper-range pricing, depending on size and glass.
How the permit process affects cost and schedule
Replacing windows in San Francisco is not only a product purchase. It is a permit and documentation process. Best Exteriors manages Title 24 energy forms, SF Planning submittals, and any CEQA placeholders so homeowners avoid rework.
- Title 24 compliance. Every submittal must show a U-Factor at or below 0.24 for most openings. Solar Heat Gain Coefficient limits also apply in Climate Zone 3. Products need NFRC ratings on cut sheets to pass DBI checks. Planning rules. Street-visible changes require matching operation and profile. Double-hung stays double-hung. A slider replacing a double-hung will likely be denied. Painted Ladies near Alamo Square need in-kind wood on visible sides. Rear and interior courtyards often allow fiberglass or composite. Historic approvals. Administrative Certificates of Appropriateness are common for Article 10 or 11 properties. This step often needs elevation drawings, section details, and product specs with simulated divided lite layouts. Environmental items. Many pre-1978 homes need lead-safe handling under EPA rules. Lead-safe practices add set-up time and disposal costs but protect families and crews.
Permits typically add 3 to 10 weeks to a project. Historic projects can run longer if Planning requests revisions. Lead times for triple-pane units range from 6 to 12 weeks today, depending on brand and custom work.
Line-item drivers that move a bid up or down
Glass specification. Triple-pane is now common. Argon or krypton gas fill, Low-E4 coatings, warm-edge spacers, and laminated layers for sound all affect price. Laminated glass raises STC ratings and adds weight and cost.
Frame material. Fiberglass and composite handle large openings and resist swelling in foggy microclimates. Wood is preferred for street-visible historic façades. Thermally broken frames are essential for comfort near the ocean and meet code more easily.
Operation. Double-hung matches Victorian profiles. Casement seals better and often tests lower on U-Factor. Tilt-and-turn offers higher performance and ventilation control but costs more.
Size and access. Large bay windows, attic dormers, and hillside lots need more labor, staging, or scaffolding. That raises installation costs independently of product.
Finishes and details. Simulated divided lites with exterior bars and spacer bars increase cost. Ogee lugs and wood-clad exteriors matter on Pacific Heights and Presidio Heights façades. Painted finishes can extend lead times.
Realistic project examples from around the city
Noe Valley, 1908 Edwardian, visible front elevation. Owner replaces eight street-visible double-hungs with custom wood, SDL bars, and ogee lugs, plus four rear casements in fiberglass. Front elevation meets Article 10 review; rear uses fiberglass for durability. Expected cost: 42,000 to 58,000, all-in with permits and paint-ready finish. Timeline: 12 to 18 weeks.
SoMa loft near 4th and King, noise priority. Ten large openings with triple-pane laminated glass and STC 36 to 40 packages. Thermally broken aluminum or fiberglass frames. Expected cost: 22,000 to 34,000. Noticeable noise drop from Caltrain bells and freeway hum. Timeline: 8 to 12 weeks.
Outer Richmond mid-century, fog belt. Twelve openings, composite frames with U-Factor 0.22 glass packages. Focus on condensation control and corrosion resistance. Expected cost: 18,000 to 28,000. Timeline: 7 to 10 weeks.
Alamo Square Queen Anne, landmark. Sixteen windows, full in-kind wood for street-visible sides, SDL patterns matched to photos, bay window restoration at parlor level. Rear elevation in wood-clad for continuity. Expected cost: 78,000 to 120,000 depending on extent of bay repairs. Timeline: 16 to 28 weeks.
Brands and systems seen on successful inspections
Historic and premium wood. Marvin Ultimate, Jeld-Wen Custom Wood, Loewen often pass Planning review when profiles match originals. Custom shop sashes with simulated divided lites and correct putty lines can resolve staff comments quickly.
High-performance modern. Milgard Ultra and Tuscany for fiberglass and vinyl, Renewal by Andersen for composite, Pella Reserve for wood and contemporary lines. For larger spans or European performance needs, tilt-and-turn systems with triple-pane IGUs perform well.
Steel and specialty. Brombal steel fits modern projects with narrow sightlines; costs run high but pass energy standards with triple-pane and thermally broken frames.
The right product depends on address, historic status, and noise. Best Exteriors aligns brand choice with code, Planning, and site goals.
What homeowners can do before requesting bids
- Identify whether the home sits in an Article 10 or Article 11 district. If unsure, ask for a quick Planning map check. Take clear photos of every elevation, inside and out. Include details of existing muntin patterns and hardware. List priorities: energy, noise, historic match, or low maintenance. This sets the glass and frame path. Flag any access constraints: steep stairs, limited side yards, or no staging space. That helps the installer plan. Gather HOA requirements for condos or TICs, if applicable.
Why bids differ between contractors
Some contractors quote cheaper double-pane units that fail the 0.24 U-Factor at permit intake. Rejection causes reorders and delays. Others ignore visible elevation rules and propose sliders in front façades. That triggers Planning denials. A compliant bid includes NFRC product sheets, historic profile notes where needed, and an installation plan that stands up to inspection.
Best Exteriors builds the permit packet with Title 24 documentation, NFRC ratings, and detailed product specs. For historic work, the team prepares elevation drawings and SDL layouts that match Planning expectations. Lead-safe certification and clean site practices are standard.
A note on sound control near busy corridors
Homes along 101 or 280, near Geary or Market, or close to Muni tracks benefit from laminated glass within triple-pane builds. STC 34 to 40 is common for living spaces. This adds cost but delivers clear gains in comfort and sleep quality. Frame sealing and proper foam backer and sealant matter as much as glass choice. A weak installation leaks sound.
What “home window replacement San Francisco” means in 2026
It means code-first selections, careful Planning review, and a crew that knows local housing stock. It also means balancing comfort, safety, and historic character. The right solution for a Pacific Heights bay window will differ from a Mission loft on a loud street. A contractor who operates citywide understands these differences and prices accordingly.
How Best Exteriors estimates and executes
The process starts with a code-compliance audit and site walk. The team verifies U-Factor targets, SHGC limits for Climate Zone 3, and Planning constraints. They recommend triple-pane or specialized double-pane packages with argon or krypton gas, Low-E coatings, and thermally broken frames. For historic addresses, they match sightlines and muntin patterns and provide sample sections.
Installation crews work floor by floor, protect interiors, and manage debris daily. Lead-safe setup is standard in pre-1978 homes. Final inspection comes with Title 24 paperwork and NFRC labels on-site for easy sign-off.
Budget checkpoints that help avoid surprises
Set a contingency of 10 to 15 percent for hidden conditions. Old sills can be soft. Stucco can crack near window corners. A bay may need new framing. Also plan for painting or staining of interior trim after install, unless the contract includes finish work.
Ask for line items that show product, labor, permits, and disposal. Confirm whether interior paint, exterior touch-up, and hardware are included. Clarify scaffold or lift needs for three-story façades or sloped lots.
Neighborhood notes
Pacific Heights and Presidio Heights. Historic profiles, in-kind wood on visible sides, and refined SDL patterns. Expect longer Planning reviews.
Russian Hill and Telegraph Hill. Access challenges, steep grades, and view considerations. Sound packages help with tourist and traffic noise.
Noe Valley and The Castro. Mixed housing ages. Many façades under Planning review; rear elevations often allow fiberglass or composite for cost control.
Haight-Ashbury and Alamo Square. Painted Ladies and Edwardians with strict visibility standards. Expect custom wood and careful profile matching.
SoMa and Mission Bay. Noise control and large openings dominate. Thermally broken frames with high STC glass are common.
The bottom line on price in 2026
Single-family projects in San Francisco commonly land between 18,000 and 120,000, with outliers above that for landmark restorations or large bay rebuilds. Per-opening costs run from about 1,100 for basic triple-pane replacements to 4,500 for historic wood with detailed SDL work. Large assemblies and steel systems run higher. Code and Planning rules set the floor on product performance, and those rules are now stricter.
If a quote looks low, confirm the U-Factor on the NFRC sheet window replacement contractor and ask how the plan will pass Planning review for visible elevations. A compliant bid saves time and money.
Ready for a code-compliant, SF-friendly estimate?
Best Exteriors provides a free code-compliance audit and a clear, itemized proposal. The team handles Title 24 paperwork, SF Planning submittals, CEQA documentation where needed, and final inspection sign-offs. They install energy-efficient windows, restore historic profiles, and manage bay window repairs. They work across San Francisco zip codes 94102, 94103, 94107, 94109, 94110, 94114, 94117, 94118, 94123, and 94127.
Book a consultation today. Call +1 510-616-3180 or visit https://bestexteriors.com. Find reviews on Facebook, Instagram, and Yelp, or locate the showroom on Google Maps.
Best Exteriors
California, 94612, United States
Phone: +1 510-616-3180
Website: https://bestexteriors.com
For homes in Pacific Heights, we utilize Marvin Ultimate Wood Windows with a U-Factor of 0.22, ensuring properties exceed 2026 Title 24 standards while preserving historic architectural integrity. Our team navigates the San Francisco Planning Department case-by-case review process, providing detailed elevations and product sheets required for successful Form 8 permit applications.
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