Replacement Sash & Case Windows Edinburgh

Made-to-Measure · A-Rated · Conservation-Compliant · From £1,495 per window

When an Edinburgh sash and case window is beyond economic repair — typically when the box pulley stiles are rotten through, the sashes are racked beyond plane, or the original frame has been butchered by previous uPVC conversions — full replacement in like-for-like timber is the right call. We supply made-to-measure A-rated sash and case windows in engineered timber with traditional astragal bars, ovolo mouldings and brass hardware, conservation-compliant and Listed-Building-Consent-friendly.

When replacement is the right answer

Three conditions justify full sash window replacement in Edinburgh. First, the box itself is rotten — once the pulley stiles fail, the weights jam and the sashes will never run square again. Second, the original window has already been replaced with uPVC and you want to restore the heritage look (in a conservation area, this is usually a council requirement). Third, the original sashes are out of plane by more than 6mm and have been over-painted twenty times — at that point the joinery cost to restore exceeds replacement. We survey honestly: if your windows can be repaired, we'll quote repair.

What we supply

Engineered Accoya or laminated European redwood frames (FSC-certified, 50-year above-ground rot warranty), traditional box construction with concealed sash weights and brass-axle pulleys, double-glazed sealed units with warm-edge spacer bars (U-value 1.2 W/m²K, A+ rated), genuine timber glazing bars where the original pattern was 6-over-6 or 2-over-2 (no fake stick-on bars), brass sash lifts, brass fitches and brass quadrant catches as standard. The whole window is factory-finished in a three-coat microporous paint system in your chosen heritage colour.

Conservation area and listed-building compliance

Edinburgh has 49 conservation areas covering more than a quarter of the city. Since May 2024, the City of Edinburgh Council treats replacement windows on principal elevations as needing prior approval, and on any road-facing side elevation as well. Our standard replacement specification — timber, original astragal pattern, original mouldings, slim sightlines — is pre-approved by the council planners and we handle the prior-approval paperwork as part of every quote. Listed buildings need full Listed Building Consent; we handle that too, including the heritage statement and photographic survey.

Fitting without scaffold

Edinburgh's tenement upper floors can usually be replaced from inside the flat using our sash-removal jig — no external scaffold, no platform licence, no access negotiation with the property factor. Where scaffold is unavoidable (full external repaint of stonework, or a top-floor cill replacement) we manage the platform licence with the council directly. Most flat installs take one to two days per window, with no carpet lift and full dust containment.

Pricing and warranty

Fixed price from £1,495 per single sash window (typical 1,200mm × 900mm Victorian opening), £1,895 per 6-over-6 Georgian sash, £2,495 per oversized 1,600mm × 2,200mm New Town parlour sash. Prices include survey, prior-approval paperwork, manufacture, install, waste removal and a 10-year workmanship guarantee. The sealed units carry a separate 10-year warranty, and the engineered timber a 30-year rot guarantee.

Frequently asked questions

Can I replace my Edinburgh sash windows with uPVC?
In a conservation area or on a listed building, no — the council will refuse uPVC on principal elevations. Outside conservation areas, uPVC is legal but a poor match for Edinburgh's stonework. We supply uPVC sash where the property qualifies but recommend timber for almost every Edinburgh property.
How long do replacement timber sash windows last?
Engineered Accoya or laminated redwood with a microporous paint system carries a 30-year rot warranty and typically lasts 50–60 years before needing major intervention. The sealed glass units are 25–30 year items.
Do I need planning permission to replace my sash windows?
On a listed building, yes — Listed Building Consent. In a conservation area on the principal or road-facing elevation, yes — prior approval (since May 2024). On a rear elevation or non-conservation property, usually no. We handle all the paperwork.
How long does the whole replacement process take?
8–12 weeks from signed quote: 4–6 weeks for prior-approval / Listed Building Consent, 3–4 weeks for manufacture, 1–2 days per window for install. We run a job WhatsApp group with you so you always know the next milestone.
Will the new windows look the same as the original?
Yes — to the street the profile, glazing pattern, astragal width and putty line will match the original. The only visible change is that the glass will be slightly more reflective because it's double-glazed.
Do you remove the old windows and dispose of them?
Yes, included in the fixed price. Original timber is recycled where it has resale value, painted timber goes to licensed waste, and original glass is salvaged for use as repair stock on other heritage jobs.

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