Home Window Replacement Costs in San Francisco Explained

San Francisco homes face a unique mix of fog, salt air, street noise, and strict codes. That mix drives window costs higher than the state average, yet it also delivers clear gains in comfort, energy savings, and resale value. This article breaks down real ranges, what drives them, and how to budget smartly for home window replacement San Francisco homeowners can trust. It also window replacement contractor highlights the 2026 energy rules and historic preservation factors that affect both pricing and timelines.

Most homeowners replace 6 to 12 openings at a time. For a standard-size, non-historic home, expect the following ranges per opening, installed, including permit support and disposal:

Prices vary by access, height, lead‑safe protocols, and SF Planning requirements. A 10‑window project in a non‑historic Noe Valley home often lands between 14,000 and 22,000 dollars. A similar scope in an Article 10 building in Alamo Square can run 25,000 to 45,000 dollars due to documentation, custom profiles, and longer approvals.

As of January 1, 2026, residential permits in San Francisco must meet a U‑Factor of 0.24 or lower under the 2025 California Energy Code. That pushes many projects to triple‑pane or to high‑performance insulated glass units with advanced low‑E coatings, argon or krypton gas fill, and thermally broken frames. SHGC limits for Climate Zone 3 also apply, which affects glazing choices on sun‑exposed elevations in neighborhoods like Potrero Hill and Bernal Heights.

Meeting a 0.24 U‑Factor can raise glass package cost by 15 to 35 percent compared with older double‑pane sets. The benefit shows up in lower heat loss on cold foggy nights and better acoustic control near Muni lines, SoMa nightlife, or the 101/280 corridors. Homeowners also report fewer drafts in Edwardians with large bay windows, where frame and sash upgrades matter as much as the glass.

Homes in San Francisco are not one size fits all. A Pacific Heights Victorian, a Diamond Heights mid‑century, and a Mission loft face different constraints.

Victorian and Edwardian painted ladies often need “in‑kind” wood replacement on street‑visible elevations under SF Planning Article 10 and Article 11 rules. That means custom wood profiles, ogee lugs, and simulated divided lites that match the original look. Non‑visible elevations sometimes allow fiberglass or Fibrex in line with the May 2025 material relaxation for non‑historic buildings. Mid‑century moderns tend to accept slim fiberglass or aluminum‑clad profiles with triple‑pane IGUs. New builds and major remodels already assume high‑performance double or triple‑pane to meet Title 24 and sound goals.

Vinyl appeals on price but can fall short on historic façades and large spans. Fiberglass handles San Francisco’s temperature swings and salt air well, with stable sightlines. Wood and wood‑clad frames remain the standard for historic work and for premium aesthetics in Presidio Heights or Russian Hill. Steel, such as Brombal, shows up in luxury projects and commands the highest price per opening.

A practical split for many streets: wood‑clad with custom SDL and profile details on the façade, fiberglass or Fibrex on side and rear elevations. This balances cost, compliance, and curb appeal.

To hit or beat a 0.24 U‑Factor, many projects use:

Low‑E4 or comparable spectrally selective coatings, argon or krypton gas fill in the IGU, thermally broken frames, warm‑edge spacers, and triple‑pane or specialized double‑pane packages verified by NFRC ratings. For sun‑exposed rooms in Noe Valley or the Marina, SHGC tuning reduces overheating while keeping daylight. For street noise near Market Street, STC‑rated configurations with dissimilar glass thickness and triple‑pane assemblies cut sound significantly.

Window replacement in San Francisco is as much about paperwork as installation. Budgets should include permit fees, SF Planning review for visible elevations, and Title 24 energy documentation. Projects in Article 10 or 11 districts may require an Administrative Certificate of Appropriateness and CEQA documentation. These steps add weeks to months to the timeline and can add 1,000 to 5,000 dollars in soft costs for drawings, product sheets, and case management. Homes near landmarks like the Painted Ladies or Coit Tower proximity often face closer scrutiny.

For historic wood with high performance, Marvin Ultimate or Pella Reserve can deliver a U‑Factor around 0.22 to 0.24 with the right glass stack while preserving traditional profiles. Jeld‑Wen Custom Wood and Loewen serve similar needs. For modern performance at a strong value, Milgard Ultra fiberglass and Renewal by Andersen Fibrex are common in non‑historic homes. European tilt‑and‑turn systems excel for airtightness and triple‑pane performance, useful in windy locations or near freeways. Steel frames, such as Brombal, suit high‑design projects and require careful energy modeling.

Access and elevation matter. Third‑floor installs in narrow Hayes Valley alleys may need scaffolding or a hoist, adding labor. Lead‑safe work practices in pre‑1978 homes add time and consumables. Sash weights and pockets in old wood frames require trained carpenters to air‑seal and insulate correctly. Bay window restoration often needs structural shoring and new sills, which can add 1,500 to 4,000 dollars to a façade.

Soundproofing upgrades change hardware and glazing. An STC 35 to 40 window can cost 15 to 30 percent more than a standard high‑performance set but pays off near Muni or busy corridors. Salt air near the Marina and Outer Richmond argues for corrosion‑resistant hardware and finishes. That choice pays back in fewer service calls.

With a U‑Factor at or below 0.24, San Francisco homes often see 8 to 18 percent lower heating use, depending on air sealing and furnace type. Electric heat pumps show larger comfort gains due to steadier operation. The acoustic improvement is immediate in dense areas. Resale value improves further when permits and NFRC sheets document the upgrade. Buyers in Pacific Heights and Noe Valley often ask for this paperwork.

A field tech measures each opening, notes operation type and visible elevations, and photographs casing and trim. The estimator checks code path options to hit 0.24 or better and confirms SHGC targets for your orientation. For historic façades, a millwork specialist reviews profiles, sill nosing, rail sizes, and any ogee lugs or SDL needs. The team then splits the proposal: façade scope with historic requirements and non‑visible scope with cost‑efficient materials. This approach gives clear options and lets homeowners stage work if needed.

A three‑story Edwardian in Alamo Square with eight street‑visible windows and six rear windows might budget 44,000 to 58,000 dollars. The façade uses custom wood‑clad, SDL, Low‑E4 triple‑pane, U‑Factor near 0.22, with SF Planning fees and ACOA. The rear uses fiberglass triple‑pane. A two‑bedroom condo in SoMa with six openings and HOA‑approved finishes often sits at 10,000 to 16,000 dollars with high‑performance double‑pane or triple‑pane, STC upgrades for street noise, and standard DBI permits. A Noe Valley single‑family home with ten openings, mixed sun exposure, and a rear addition may fall in the 18,000 to 28,000 dollar range, assuming non‑historic status and primarily fiberglass frames.

Straightforward non‑historic permits can clear in two to three weeks. Article 10 or 11 cases often need six to twelve weeks, depending on submittals and workload. Lead times for triple‑pane custom units range from four to ten weeks, longer for custom wood. On site, a two‑tech crew typically installs three to six openings per day, weather and access permitting. Best Exteriors sequences interior trim and exterior touch‑ups within a week of set, so homes are secure and weather‑tight each night.

Best Exteriors focuses on home window replacement San Francisco projects that must pass both Title 24 and SF Planning review. The team includes Title 24 energy analysts, SF Planning permit specialists, and lead‑safe certified crews. For historic work, in‑house millwork replicates sash and casing details to satisfy street‑visible requirements while meeting a U‑Factor of 0.24 or better. For modern homes, installers set thermally broken frames with proper shims, backer rod, and sealants that hold up in fog and salt air.

The company works with Marvin Ultimate, Pella Reserve, Jeld‑Wen Custom Wood, Loewen, Milgard Ultra, Renewal by Andersen, and premium European tilt‑and‑turn systems. Product sheets and NFRC ratings accompany each permit package. On projects near landmarks, the team prepares elevations and detail callouts that align with the Planning Department’s case review standards. For noisy corridors, STC‑rated assemblies are specified, and acoustic seal details are executed in the field.

Service covers San Francisco zip codes including 94102, 94103, 94107, 94109, 94110, 94114, 94117, 94118, 94123, and 94127. Recent installs include bay window restoration in Pacific Heights, sash replacement in Haight‑Ashbury, triple‑pane tilt‑and‑turn in SoMa lofts, and SDL wood units in Alamo Square facing the Painted Ladies. The team understands HOA rules, condo timelines, and DBI inspection expectations.

A code‑compliance audit clarifies which openings must be triple‑pane and where specialized double‑pane can pass. It also flags historic requirements early so there are no surprises at Planning review. Homeowners get a clear scope, an itemized cost per elevation, and a schedule that accounts for lead times and permits.

Book a free code‑compliance audit with Best Exteriors. Call +1 510-616-3180 or visit https://bestexteriors.com. The team will confirm U‑Factor targets, SHGC needs for your microclimate, Helpful resources and the right mix of materials to fit your street, your home, and your budget.

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.

Facebook |
Instagram |
Yelp |
Google Maps