Condensation in Double Pane Windows

Schedule Your Home
Inspection Today! Call
Condensation between window panes occur when warm air pockets are far apart from one another and allow the containment of a
relatively large quantity of water vapor. As air cools, its molecules get closer together and squeeze the tiny vapor droplets closer
together as well. A critical temperature, known as dew point, exists where these water droplets will be forced so close together
that they merge into visible liquid in a process called condensation.

Household air is humidified from high levels of water vapor in human and animal exhalation, plant transpiration, and fixtures such
as showers and dryers. This humidity can rise significantly higher than outside air because of the insulative design of a house.
Cold indoor surfaces can cool the surrounding air enough to force vapor to condense. This often happens on single-pane windows
because they lack the necessary thermal insulation available to better windows. Double-pane windows have a layer of gas (usually
argon or air) trapped between two panes of glass and should be insulated enough to prevent the accumulation of condensation. If
this type of window appears misty or foggy, it means that its seal has failed and the window needs to be replaced.

Silica Desiccant
A desiccant is an absorptive material designed to maintain dryness within its vicinity. A common type of desiccant is silica gel, a
porous plastic used to prevent spoilage in various food products. A tightly packed assortment of silica pellets is contained inside
the aluminum perimeter strip of a window to dehumidify incoming household air that was not stopped by the window’s seal. If not
for this substance, incoming air could condense on the glass.

Silica gel has an immense surface area, approximately 800 m²/g, which allows it to absorb water vapor for years. Eventually, the
silica pellets will become saturated and will no longer be able to prevent condensation from forming. A double-paned window that
appears foggy has failed and needs to be repaired or replaced.

Why Double-Paned Windows Fail - Solar (Thermal) Pumping
Although double-paned windows appear to be stable, they actually experience a daily cycle of expansion and contraction caused
by “thermal pumping.” Sunlight heats the airspace between the panes and causes the gas there to heat up and pressurize.
Expanding gas cannot leave the chamber between the panes and causes the glass to bulge outward during the day and contract
at night to accommodate the changing pressures. This motion acts like the bellows of a forge, pumping minute amounts of air in
and out of the airspace between the panes. Over time, the constant pressure fluctuations caused by thermal pumping will stress
the seal and challenge its ability to prevent the flow of gas in and out of the window chamber. Incoming humid air has the potential
to condense on the window surface, if it is cold enough.

Can Failed Windows be Repaired?
Inspectors should be aware that there are companies that claim to be able to repair misty windows through a process known as

This repair method proceeds in the following order:

  1. A hole is drilled into the window, usually from the outside, and a cleaning solution is sprayed into the air chamber.
  2. The solution and any other moisture are sucked out through a vacuum.
  3. A defogger device is permanently inserted into the hole that will allow the release of moisture during thermal pumping.

Inspectors should know that there is currently a debate as to whether this process is a suitable repair for windows that have failed
or if it merely removes the symptom of this failure. Condensation appears between double-paned windows when the seal is
compromised and removal of this water will not fix the seal itself. A window “repaired” in this manner, although absent of
condensation, might not provide any additional insulation. This method is still fairly new and opinions about its effectiveness range
widely. Regardless, “defogging” certainly allows for cosmetic improvement, which is of some value to homeowners. It also
removes any potential damage caused by condensation in the form of mold or rot.

Window condensation will inevitably lead to irreversible physical window damage. This damage can appear in the following two

  1. Riverbedding – Condensed vapor between the glass panes will form droplets that run down the length of the window. Water
    that descends in this fashion has the tendency to follow narrow paths and carve grooves into the glass surface. These
    grooves are formed in a process similar to canyon formation.

2. Silica Haze – Once the silica gel has been saturated, it will be eroded by passing air currents and accumulate as white  
“snowflakes” on the window surface. It is believed that if this damage is present, the window must be replaced.

In summary, condensation in double-paned windows indicates that the window has failed and needs to be replaced.
Condensation, while it can damage windows, is itself a symptom of a lack of integrity of the window’s seal. A failing seal will allow
air to transfer in and out of the window even if it is firmly closed. Inspectors should be aware of this process and know when to
recommend that clients’ windows be replaced.

Fort Worth & Dallas Texas Home Inspector Providing The Very Best Home Inspections