Window Replacement Guidelines

Window Replacement Guidelines

Windows define and express the style and architectural period of a building through such details as molding profiles, function, size, shape, position, and glazing patterns. Retaining the original windows is one of the best ways to retain the charm, character, and resale value of an older building.

Design Review Requirements

Any significant changes to the existing windows will require a Design Review. This includes, but is not limited to:

  • Any substantial change in size or location of a window.
  • Installing a new window style that is not considered a restoration.

Please submit an electronic copy of the following for a Design Review or a Building Permit:

  • Photograph(s) of the existing window(s) to be replaced.
  • A brochure of the new replacement window for details such as the window manufacturer and if applicable, include the model number or style name, e.g. "Marvin Elevate".
  • A cross-section of the new windows – usually available from the supplier, brochure, or use the drawings in attachment 2, Typical Dimensions of Wood and Steel Windows. If you use the drawings and your proposal is different from the drawings mark up the drawings to show the difference.
  • A site plan or floor plan clearly identifying the location(s) of all new replacement window(s).
  • A complete window schedule with numbers or letters (i.e. A, B, C, or 1, 2, 3) corresponding to the window locations on the floor or site plan. See template Window Schedule in attachment 3, Window Schedule.

Design Review Exemptions

The following is exempt from Design Review:

  • Minor or no change in size or location of the window.
  • Installing a new architecturally consistent window to the home.

For more details on window replacement regulations, please refer to "Section III – Building Materials & Detailing" of the Guide to Residential Design on the City's website.

Restoration of Previously Altered Windows

Identify the style of the building and either:

  • Use the Stylistic Consistency guide to determine the type, material and design of the new windows, or
  • Select other buildings of the same style with original windows; use these windows as models for the restored windows and include photographs of the other buildings with your submittal; or
  • If old photographs or plans are available, base the new windows on the photographs or plans and include the photographs or plans in your submittal.

Visually Matching Replacement Windows with Existing or Restored Original Windows

Choose a window that matches type and size of the original windows or, if the original window has been replaced, a window consistent with the building's original architectural style (see Stylistic Consistency).

Choose a window that has dimensions typical of the original windows (see Typical Dimensions of Wood and Steel Windows).

Replacement windows do not have to be made of the same material (i.e. wood) as the original as long as the visual character of the new windows matches that of the originals. But if the existing or original windows were wood, and if the new window material is different, surfaces must be smooth and flat (not molded), and finishes must be flat or semi-gloss (not gloss).

Stylistic Consistency Chart

For Pre-1960s Buildings

To find the window with the best visual match to the original window, locate your building's architectural style (Column 1) and then review the typical window and muntin types to guide your window replacement decision. If a building has more than one architectural style as shown in the chart, the new windows can relate to any of these styles.

Instead of using the Stylistic Consistency Chart, you can choose window types and designs from original windows on other Alameda buildings with the same style as your building.

Architectural Style of Building Type Materials Muntin Patterns Comments

Pioneer (1840s – 1860s)

Example of Pioneer Building
 Double hung. Wood. Muntins: Yes

Diagrams of Pioneer-style window muntin patterns showing three examples: a 6-over-6 double-hung sash, a 4-over-4 double-hung sash, and a pair of French doors with divided upper panels
 Besides double hung wood sash, wood French doors opening out onto porches and balconies were sometimes constructed.
Italianate (1870s – 1880s)

Line drawing of an Italianate-style building (1870s–1880s) showing a three-storey facade with tall narrow arched windows, ornate bracketed cornice, and bay window
 Double hung. Wood. Muntins: Sometimes (usually only at the rear)

Line drawing of a Stick/Eastlake-style house (1880s) showing decorative stick-and-spindle gable trim, front entry porch, and tall double-hung windows without arches
 Window openings are tall and narrow, enhancing verticality of facades. Curved and arched upper sashes are common. Transom lites over doors are common.
Stick/Eastlake (1880s)

Line drawing of a Stick/Eastlake-style house (1880s) showing decorative stick-and-spindle gable trim, front entry porch, and tall double-hung windows without arches
 Double hung. Fixed. Wood. Muntins: Rarely

Diagrams of Stick/Eastlake window types showing five double-hung sash examples ranging from a lightly divided upper sash to plain sash with no muntins, including one arched variant
 Stick/Eastlake and Italianate windows are very similar, except Stick/Eastlake are usually not arched. Fixed windows are usually only over stairs, near entries and in attic gable ends and dormers.
Queen Anne (1880s – 1890s)

Diagrams of Stick/Eastlake window types showing five double-hung sash examples ranging from a lightly divided upper sash to plain sash with no muntins, including one arched variant
 Double hung. Fixed. Wood. Muntins: Often

Diagrams of Stick/Eastlake window types showing five double-hung sash examples ranging from a lightly divided upper sash to plain sash with no muntins, including one arched variant
 Many window forms, shapes, and sizes. Complex muntin patterns are common. Stained glass is common. Horizontally curved sash in round towers is common. Fixed windows at same locations as for Stick/Eastlake.
Colonial Revival (1890s – 1950s) and Eastern Shingle (1890s – 1910s)

Diagrams of Colonial Revival window patterns showing four double-hung windows with divided upper sash and plain lower sash, plus a large arched fixed window with Gothic tracery and a small oval decorative window
 Double hung. Casement. Fixed. Wood. Steel (1920s – 1950s only) Muntins: Sometimes

Diagrams of Queen Anne window muntin patterns showing seven examples including a stained glass upper sash, pointed arch tracery, wide horizontal transom, full arched sash, and several small square pane configurations


 In Alameda, muntins are usually only on upper sash of double-hung windows, except post-1920 Colonial Revival. Upper sash is often shorter than lower sash. Sometimes stained or leaded glass is in upper sash or transoms and fixed sash is near fireplaces and entries and in dining rooms.
Craftsman (1900s – 1920s)
Line drawing of a Craftsman-style bungalow (1900s–1920s) showing a low-pitched gabled roof with exposed rafter tails, stone porch columns, and grouped windows with divided upper sash

 Double hung. Casement. Fixed. Wood. Muntins: Usually (recommended)

Diagrams of Craftsman window patterns showing seven examples including a wide three-part window with fixed center and divided upper sash sidelights, individual casements with divided upper sash, and horizontal transom windows

 Living and dining rooms often have a three-part window with a fixed middle sash and casement or double-hung sidelights. See Colonial Revival for stained and leaded glass and fixed sash treatments.
Prairie (1900s – 1920s)

Line drawing of a Prairie-style house (1900s–1920s) showing strong horizontal emphasis, wide overhanging eaves, and bands of casement and double-hung windows
 Double hung. Casement. Fixed. Wood. Muntins: Usually (recommended)

Diagrams of Prairie-style window patterns showing five examples including a wide three-part casement group with art glass, paired casements, a horizontal awning window, and two wide windows with geometric art glass emphasizing horizontality
 Windows often feature larger sizes of glass than seen in earlier styles. Windows and sash groupings emphasize horizontality. See Colonial Revival for stained and leaded glass and fixed sash treatments. Three-part window treatments same as Craftsman.
Provincial (1920s – 1940s) and Tudor (1900s – 1940s)

Line drawing of a Tudor/Provincial-style house (1900s–1940s) showing a steeply pitched roof, stone arched entry, round tower, and casement windows with diamond-pattern leaded glass

 Double hung. Casement. Fixed. Wood. Steel (1920s and later) Muntins: Usually (recommended)

Diagrams of Provincial/Tudor window patterns showing nine examples including multi-pane casement groups, a projecting oriel bay window with diamond leaded glass, arched casements, and a large arched window with grid muntins
 Three-part window treatments same as Craftsman. Sometimes leaded glass, usually in a diamond pattern.
Streamline Moderne (1930s – 1950s)

Line drawing of a Streamline Moderne building (1930s–1950s) showing a flat roof, smooth stucco surfaces, corner windows, and horizontal bands of metal-framed windows
 Double hung. Casement. Awning. Vent. Louver. Horizontal sliders. Wood. Steel. Aluminum. Glass block. Muntins: Yes

Diagrams of Streamline Moderne window patterns showing seven examples including a wide multi-pane horizontal slider, a vertical casement pair, a circular porthole window, and several windows with horizontal muntin arrangements

Muntin patterns are usually horizontal, rather than vertical as seen in earlier architectural styles.
Ranch and Midcentury Modern (1940s – 1950s)

Line drawing of a Ranch-style house (1940s–1950s) showing a single-storey horizontal layout, low-pitched roof, attached garage, and large sliding windows
 Double hung. Casement. Fixed. Horizontal sliders. Wood. Steel. Aluminum. Muntins: Sometimes

Diagrams of Ranch and Midcentury Modern window patterns showing eleven examples including horizontal sliding windows, wide picture windows with minimal muntins, multi-pane casements, and one diamond-pattern casement
 Muntin patterns more horizontally oriented. Larger sizes of glass in each lite. Three-part window treatments same as Craftsman.

Copyrighted building illustrations are from Rehab Right: How to Realize the Full Value of Your Old House by Kaplan and Prentice, City of Oakland Planning Department.

Typical Dimensions of Wood and Steel Windows

Note on internal muntins/grids: Internal muntins or grids began to be used in the late 1970s. On double glazed windows (consisting of two sheets of glass separated by an airspace) they are sandwiched within the air space between the glass sheets. They are also sometimes used on just the interior face of the glass, but not the exterior. Windows with internal muntins/grids are exempt from Design Review only if they replace original windows which have internal muntins/grids, such as those found at Harbor Bay Isle.

Wood Double Hung Sash – Typical Dimensions

Technical cross-section drawing of a wood double-hung sash window with callout lines indicating required minimum dimensions.
  • Sash set back ¾" min. from surrounding exterior wall surfaces not including trim.
  • Muntins/grids project at least 3/8" from exterior face of glass.
  • Glass set back at least 3/8" from exterior surfaces of stiles and rails.
  • Bottom rail height: 2"–4"
  • Upper rail height: 1½"–2"
  • Meeting rail height: ¾"–1½"
  • Minimum sash thickness: 1 3/8"
  • Stile width: 1½"–2"

Steel Casement Sash – Typical Dimensions

Technical cross-section drawing of a steel casement sash window set into a masonry wall with callout lines indicating required minimum setbacks from the wall face
  • Sash set back from face of surrounding exterior wall surfaces:
    • ¾" min. – wood siding
    • 1" min. – cement plaster
    • 3½" min. – masonry
  • Steel window perimeter frame: 1"–1½" at top and sides.
  • Steel window perimeter frame: 1½"–2" at bottom.
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