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- By The Handyman Writer
- Home Maintenance & Repairs
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Quick answer: Most broken or cracked house windows in London can be made safe the same day and properly repaired within one to three days. In 2026, replacing a single-glazed pane typically costs £80–£180, a double-glazed sealed unit £150–£350, and a sash window repair (cords, beads, easing) £100–£250 per window. Full window replacement is only needed when the frame itself has failed.
Written by the Beck’s Homes UK team, a Fitzrovia-based home repair and decorating company working across Central London. Last reviewed October 2026.
Key takeaways
- Make the window safe first: clear the glass, tape the crack and board the opening if it can’t be secured.
- Cracked or smashed panes are usually a glass repair, not a new window. You keep the frame and only replace the glass or sealed unit.
- Misted double glazing means the seal has failed. The unit can be swapped without replacing the frame.
- Sticking, rattling or draughty sash windows can almost always be repaired and draught-proofed, which matters in London conservation areas.
- In rented homes, the landlord is normally responsible for repairing windows. Report the damage in writing straight away.
What should you do in the first hour after a window breaks?
A smashed or cracked window is a safety and security issue, so act in this order:
- Keep people and pets away from the area and put on thick gloves and shoes before you touch anything.
- Remove loose shards carefully from the frame and floor. Wrap the glass in newspaper or cardboard before putting it in the bin.
- Tape cracked glass with strong clear packing tape in a criss-cross pattern so it can’t spread or fall out.
- Cover open gaps with heavy-duty polythene or plywood if the pane is missing, especially on ground floors and basements.
- Take photos of the damage and whatever caused it. Your insurer or landlord will ask for them.
- Call a repairer and, if needed, your insurer or landlord. A board-up can usually be arranged the same day.
How much does broken window repair cost in London?
Prices depend on the size of the pane, the glass type (standard, toughened, laminated or acoustic), the floor level and whether the window is timber, uPVC or aluminium. These are typical 2026 London guide prices, including fitting:
| Repair | Typical London cost (2026) | Usual timescale |
|---|---|---|
| Emergency board-up | £100–£250 | Same day |
| Single-glazed pane replacement | £80–£180 | 1–2 days |
| Double-glazed sealed unit (small to medium) | £150–£350 | 3–7 days (unit made to measure) |
| Misted double-glazed unit replacement | £120–£300 | 3–7 days |
| Sash window repair (cords, beads, easing) | £100–£250 per window | Half a day per window |
| Sash window draught-proofing | £200–£400 per window | Half to one day |
| Timber frame rot repair (resin or splice) | £120–£400 | 1–2 days |
| Handle, lock or hinge replacement | £60–£150 | 1 hour |
Upper floors that need scaffolding or access towers, listed buildings and specialist glass all add to the price. A good repairer will give you a fixed written quote after seeing the window or clear photos of it.
Should you repair or replace a broken window?
Repair is the cheaper, faster and greener option in most cases. Replacement only makes sense when the frame itself has failed.
| Repair the window if… | Replace the window if… |
|---|---|
| Only the glass is cracked, smashed or misted | The frame is badly rotten, warped or split in several places |
| The frame is sound and opens and closes properly | The uPVC frame is cracked or the hinges keep failing |
| It is a period sash or casement window you want to keep | You are upgrading the whole house for energy efficiency |
| You live in a conservation area or listed building | Repairs would cost more than half the price of a new window |
Common window problems and how they are fixed
Cracked window glass
A cracked pane can’t be “glued” back to full strength. Small stone chips in toughened glass will spread, so the pane or sealed unit should be replaced. Tape it until then.
Smashed house window
After a break-in or accident, the opening is boarded the same day, the frame is checked for damage, and new glass is cut or ordered to size. If the window is in a door, beside a door or low down, building regulations require safety glass (toughened or laminated).
Misted or foggy double glazing
Condensation between the panes means the seal has failed. You don’t need a new window: the old sealed unit is taken out and a new one fitted into the existing frame.
Sticking, rattling or draughty sash windows
Broken sash cords, paint-stuck sashes and worn beads are very common in Victorian and Georgian London homes. Re-cording, easing and adding brush-pile draught-proofing keeps the original windows working and noticeably warmer. See our guide to sash window draught-proofing in Marylebone and Fitzrovia.
Rotten timber frames
Soft, flaking wood on sills and the bottom rails is usually caused by failed paint and trapped water. Small areas can be cut out and resin-filled or spliced with new timber, then primed and repainted.
Window repair in London homes: what’s different
- Period properties: Much of Westminster, Kensington and Chelsea and Marylebone has original timber sash windows. Like-for-like repair keeps their character and value.
- Conservation areas and listed buildings: Replacing windows with a different style or material may need planning permission or listed building consent. Repairs and reglazing usually don’t, but check with your council before changing anything visible.
- Mansion blocks and leasehold flats: Windows are often the freeholder’s responsibility under the lease. Check your lease before booking work.
- Rented homes: Under Section 11 of the Landlord and Tenant Act 1985, landlords must keep the structure and exterior, including windows, in repair. Tenants should report damage in writing.
- Building regulations: Replacing a whole window must comply with building regulations (usually through a FENSA or Certass-registered installer). Replacing glass in an existing frame does not normally need building control sign-off.
Window maintenance checklist to prevent breakages
- Clean drainage slots in uPVC frames twice a year so water can escape.
- Lubricate hinges, handles and locks with light oil or silicone spray every six months.
- Check putty and paint on timber windows each spring and touch up cracks before winter.
- Look for condensation between double-glazed panes, which shows a failed seal.
- Test that every opening window opens, closes and locks. Stiff windows get forced and broken.
- Repaint timber frames every five to seven years. Our painting and decorating team can do this as part of an exterior refresh.
How Beck’s Homes handles window repairs
Our team covers Central London, including Westminster, Fitzrovia, Marylebone, Kensington and Chelsea. A typical job works like this:
- You send photos or book a visit. We confirm whether it is a glass, sash or frame repair.
- We make the window safe the same or next day where possible.
- You get a clear written quote before any work starts.
- We fit the new glass or carry out the repair, tidy up and take the old glass away.
Window repairs are often booked alongside other small jobs through our handyman services in London. If damp has appeared around a leaking window, read our guide to damp and mould repair in London.
Frequently asked questions about window repair
How much does it cost to repair a broken window in London?
Most London window glass repairs cost between £80 and £350 in 2026. A single-glazed pane is typically £80–£180, a double-glazed sealed unit £150–£350 and a sash window repair £100–£250 per window. Emergency board-ups usually cost £100–£250.
Can a cracked double-glazed window be repaired?
The crack itself can’t be repaired to full strength, but you rarely need a new window. The damaged sealed unit is removed and a new unit is fitted into the existing frame, usually within a week.
Is a broken window an emergency?
It is if the home can’t be secured, the glass is at risk of falling, or rain is getting in. In those cases arrange a same-day board-up. A small crack in an upper-floor pane can be taped and repaired within a few days.
Who is responsible for a broken window in a rented flat?
In most tenancies the landlord is responsible for repairing windows under Section 11 of the Landlord and Tenant Act 1985. If the tenant or their guest caused the damage, the landlord may recover the cost. Always report it in writing.
Does home insurance cover broken windows?
Many buildings insurance policies cover accidental damage to glass and break-ins, sometimes with an excess. Take photos before any repair and keep the invoice for your claim.
Can old sash windows be repaired instead of replaced?
Yes. Broken cords, sticking sashes, rattles and draughts can almost always be repaired and draught-proofed. This is usually cheaper than replacement and is often preferred in conservation areas.
How long does window glass repair take?
Board-ups and standard single glazing can often be done in a day. Double-glazed units are made to measure, so they usually take three to seven days to arrive and about an hour to fit.
Need a broken window repaired in London?
Call +44 7774 928737 or send us photos through our contact page and we’ll tell you whether it’s a quick glass repair or something bigger, with a clear price before we start.