Window frame replacement in Overveen
Municipality of Bloemendaal. What matters here structurally, and what that means for material, glass and permits.
Overveen falls under the municipality of Bloemendaal and lies between the Zijlweg and the edge of the dunes. The village was built in two layers: the older ribbon along the Bloemendaalseweg and the Korte Zijlweg, and behind it the more spacious villa development towards Duinlust and Elswout.
What comes back here is the combination of a lot of glass facing west and the closeness of the dunes. Wind-blown sand and salt deposit are noticeable, less than in Zandvoort but more than inland. That translates into a shorter repainting interval on the west and south west elevations: allow six years instead of eight.
Along the Julianalaan and the Tetterodeweg stand rows of 1930s houses with an identical facade layout. There an extra consideration applies: if the neighbours have the same window type, a different profile or a different colour stands out immediately, and that is also what the municipal design review weighs.
Have your situation assessed
Calling, sending a photo or filling in the form come to the same thing. With a photo of the current situation it is clear in advance whether this is a repair or a replacement.
What matters in Overveen
- Municipality of Bloemendaal; village ribbon along Bloemendaalseweg and Korte Zijlweg
- Villa development towards Duinlust and Elswout with large west facing glazing
- Wind-blown sand and salt from the dune edge shorten the repainting interval
- Rows of 1930s houses on the Julianalaan and the Tetterodeweg
Choosing a material in Overveen
The same table as on the home page. Read it next to what is written about this place above: design review weighs heavier here, or lighter, than average.
| Criterion | TimberRecommended for a pre-war street elevation | uPVC | Aluminium |
|---|---|---|---|
| InsulationU-value of the frame profile itself in W/m2K. Lower is better. The glass counts separately. | 1.4 to 2.0W/m2KHardwood at the low end of that range, softwood at the high end. | uPVC is the best of the three on this point.1.1 to 1.4W/m2KA five or six chamber profile reaches the lowest value; a three chamber profile does not. | 1.8 to 2.4W/m2KOnly with a thermal break. Without one it heads towards 5. |
| MaintenanceWhat you or a decorator have to do periodically to reach the stated lifespan. | Every 6 to 8 yearsrepaintingAllow 60 to 110 euro per frame per repaint on a facade reachable from the ground. | uPVC is the best of the three on this point.Clean, never paintGaskets and ironmongery do wear out; those can be replaced separately. | Aluminium is the best of the three on this point.Clean, never paintA damaged powder coating does have to be made good, certainly near the sea. |
| LifespanRealistic time to replacement under normal use and maintenance. | 50 to 75yearsProvided the repainting interval is kept. If it is not, this drops to 25 or 30. | 35 to 50yearsThe profile outlasts the sealed glass unit and the ironmongery. | Aluminium is the best of the three on this point.50 to 80yearsThe profile barely weathers; the coating and the gaskets decide the moment. |
| Design reviewChance that the municipality approves it on the street side of a pre-war house. Dutch municipalities test appearance against a published policy document; the process is called welstand. | Timber is the best of the three on this point.Approved almost alwaysIncluding in a protected village area (beschermd dorpsgezicht), provided colour and profile width match what was there. | Usually refusedAt the rear it is almost never a problem; the municipality rarely assesses that side. | Case by caseSlim profiles are regularly allowed on post-war houses and on rear elevations. |
| Price per frameTilt and turn window of roughly 1.2 by 1.4 metres, including HR++ glazing, fitting and disposal. | 1,100 to 1,900euroAccoya, or a frame with true glazing bars, sits at the top of the range. | uPVC is the best of the three on this point.750 to 1,300euroWhite profile is cheapest; a coloured foil adds 10 to 15 percent. | 1,300 to 2,200euroExpensive per single window, favourable per square metre of glazed area. |
| Where it is not the best choiceThe case in which you are better off not choosing this material. This line sits inside the table rather than under it, because it weighs as much as the five above it. | Not the best choice if you do not want to repaint and the work is on a rear elevation or a post-war house. There you would be paying for a property you do not need. | Not the best choice on the street side of a pre-war house: the profile is wider and the corner joint is welded rather than mitred. That is the detail the municipal design review committee (welstand) refuses on. | Not the best choice when budget leads, or for individual tilt and turn windows. Aluminium comes into its own on large panes and sliding doors, and on the coast. |
Of the five criteria uPVC wins three, aluminium two and timber one. The recommendation above concerns the front elevation of a pre-war house, where the Design review row outweighs the other four together. If your window is at the back, that weighing reverses.
These figures are ranges taken from current work and from supplier data sheets, not a quotation. What your situation costs depends on the size, on how reachable the facade is, and on whether the brickwork has to be made good.
Which one wins in your case
Three questions, and then this says which material is likely to come out best for your situation. The same weighing as the table above, but for your elevation instead of in general.
Answer the three questions above and this will say which material comes out best in your case.
Questions about window frames in Overveen
Fine sand abrades the paint film on the elevation that catches the wind, usually west and south west. There an opaque paint system holds about six years instead of eight. On the east and north elevations there is hardly any difference from ten kilometres inland.
Yes. Overveen is not a municipality of its own; permits and design review run through Bloemendaal and through that municipality design policy document.
You can, and it happens often, because that is where most of the damage is. We do advise doing the whole elevation at once rather than two frames, so that colour and degree of weathering stay consistent.
What we do in Overveen
- Window frame repair: Keep the existing frame and replace only the part that has failed
- Insulated glazing and HR++: From single glazing to 1.1: what it gives you and what it costs
- Timber window frames: The one material that passes design review almost anywhere here
- uPVC window frames: Where they are the better choice, and where they are not
- Broken glass and glazing: A cracked pane, a failed sealed unit or new glazing throughout
Nearby as well
Quotation for Overveen
A photo, your postcode, the year the house was built and the number of frames produce a range. The quotation follows only after measuring up in the rebate: a wrong dimension is the most expensive mistake in this trade.