Eltham · Greater London
Sash Windows in Eltham
Period homes in Eltham can keep the look of traditional sliding sashes while gaining double glazing, smoother running and stronger locks from our made-to-measure sash windows.
- SE2
- SE9
- SE18
- SE28
- Guide from £1,495
About timber sash windows in Eltham
A sliding sash only opens to about half its frame height, which can make an escape window harder to achieve. In England, Approved Document B guidance calls for at least 0.33 m² clear opening, 450mm high and wide, so tilt-in or side-hung escape sashes are sometimes specified for upper floors.
Slim double glazed units let sash windows keep fine glazing bars and traditional proportions while improving thermal performance. Bars can be true divisions with individual units, or bars bonded to both faces of a single unit with a spacer bar between the panes, which looks very similar from a short distance.
Sash window prices depend on size, timber or uPVC, whether you replace the whole frame or just the sashes, the glazing bar pattern, horns and mouldings, glass type and the paint colour. Listed or conservation work that needs matching details costs more. See the guide prices for typical ranges.
Sash windows that run smoothly need routine care: keep the pulley wheels free of paint, wax or lightly lubricate the running channels, check the cords for fraying, and repaint timber before bare wood shows. Draught brush seals in the beads and meeting rails reduce rattles and heat loss.
What a typical job includes
- Made-to-measure timber or uPVC sash windows
- Survey recording mouldings, horns, bars and box condition
- Sealing, finishing and written guarantee terms
- Removal of old sashes or frames and disposal
Eltham at a glance
- Postcodes covered
- SE2, SE9, SE18, SE28 and the surrounding area, including Blackheath, Welling and Catford
- Coast
- Eltham is well inland, around 22 km from the nearest coast, so salt exposure is not usually a factor.
- Daylight and sun
- In Eltham the midwinter sun reaches about 15° above the horizon at noon, with roughly 7.6 hours of daylight, rising to about 62° and 16.4 hours in midsummer. Glazing bars and deep frames reduce daylight, so slimmer bars and high light-transmission low-E glass help north-facing rooms. Tall south-facing sashes can let in strong summer sun; the top sash can be lowered to vent warm air out at high level.
- Access and setting
- Older rural houses often have sash openings that are out of square, with soft stone or lime plaster around them, so each window is measured individually and fitted gently. Exposed sites benefit from draught seals and robust weatherboards on the bottom sash.
- Rules in England
- Approved Document K requires safety glass in critical locations in England: glazing in doors and in side panels within 300 mm of a door, up to 1500 mm above floor level, and any glazing in walls or partitions up to 800 mm above floor level.
Guide prices in Eltham
| Typical job | Guide price inc VAT |
|---|---|
| uPVC sliding sash, 900 × 1500 mm | £1,495 – £1,995 |
| Timber-effect uPVC sash, 900 × 1500 mm | £1,795 – £2,295 |
| Painted timber sash, 900 × 1500 mm | £2,595 – £3,295 |
Get a guide price for your size
In England, replacing a whole window, roof window or glazed external door is building work. It has to be notified to building control, either by an installer registered with a competent person scheme such as FENSA or Certass, or through a building notice to the council. Replacing only the glass in an existing frame is a repair and is not notifiable.
Choosing your sash windows
Tilt-in sashes
Sashes that tilt inwards for cleaning upper-floor glass from inside, and can help provide an escape opening.
uPVC sliding sash
Low-maintenance uPVC frames with sculpted profiles and optional woodgrain foils, suited to homes where planning rules allow uPVC.
Heritage glass options
Slim double glazing, low-E coatings and textured glass that looks like old cylinder glass for sensitive elevations.
Sash Windows in Eltham: questions
What guarantee comes with new sash windows?
Manufacturer guarantees apply to the joinery, finish, sealed units and hardware, and the terms are confirmed in writing. Cover on the paint finish often depends on regular maintenance, so check the conditions. Guarantee terms for the installation are set out in writing with your quote, so you know what is covered before agreeing to go ahead.
Do sash windows have to meet building regulations?
Yes. Replacement windows are controlled under building regulations across the UK, and the detail differs between nations. In England, the work can be self-certified by an installer registered with a competent person scheme or approved by building control. Energy, ventilation, safety glazing and escape all apply, though listed buildings may meet some standards only where reasonably practicable.
Will double glazed sashes be too heavy for my existing frame?
Double glazed sashes are heavier than single glazed ones, so the box frame, pulleys and weights must cope. When new sashes go into an existing box, the glazier checks the pulleys and adds or replaces weights so each sash balances. If the box is weak or rotten, a new frame is the better option, and the survey will tell you.
Can I have double glazed sash windows in a listed building?
Sometimes, but listed building consent is needed for significant works, and some councils will only accept repair of the original windows or slim double glazing with matching details. Secondary glazing is often accepted where new windows are not. Speak to your council's conservation officer before ordering; we can provide drawings and specifications to support an application.
Do you cover Eltham for sash windows?
Yes. We can quote for sash windows across Eltham and the surrounding Greater London area, including postcode districts SE2, SE9, SE18 and SE28, and nearby Blackheath, Welling and Catford. Start with your postcode on the quote form and a glazier will arrange a free survey before giving you a written quote.
Get a written quote in Eltham
Free survey for new glazing, clear guide prices and one point of contact for every glazing job.