New Construction Contracts

Blueprint takeoff: we work from the architect's window and door schedule (typically A-601, A-602) plus elevation drawings (A-201 through A-204). Every opening gets cataloged with mark number, rough opening dimension, glazing type, hardware, finish, and code requirements. For NJ work we cross-reference each opening against the energy compliance forms (RESCheck or COMcheck) included in the permit set.

We schedule a pre-construction meeting with the GC and architect to walk the schedule before quoting. Surprises that get caught in this meeting (missing operable required for egress, missing tempered glass in low-mount openings, missing safety glazing in sidelights and transoms) save weeks of change orders later.

Product submittals: every spec'd product gets a formal submittal package — manufacturer cut sheets, NFRC labels, color samples, hardware specs, warranty terms. For LEED and ENERGY STAR projects we include the documentation needed for credit submission. Submittals are routed through the GC to the architect for review, with typical 2-week return.

Energy compliance: NJ adopts the 2021 IECC and adopts ASHRAE 90.1-2019 as alternate for commercial. For residential we issue the RESCheck performance certificate; for commercial COMcheck or ASHRAE 90.1 envelope calc. Our spec'd windows are pulled from the NFRC Certified Products Directory so the inspector can verify on site.

Window and door installation on new construction is part of the building permit (UCC permit) issued under N.J.A.C. 5:23. We don't pull the master permit — that's the GC's responsibility — but our installation is inspected under the building and energy subcodes.

Required inspections that touch our work: framing/rough-in (verifying rough opening dimensions and flashing before window install), insulation (verifying air sealing at window perimeter), and final building (verifying installed windows match the approved schedule and NFRC labels are visible).

Coastal A and V zone work: any new construction in Monmouth, Ocean, Atlantic, and Cape May counties subject to NFIP flood zone V or coastal A requires impact-resistant glazing per ASCE 7 and the IBC Section 1609.1.2. We spec PGT WinGuard, Andersen Coastal Impact, or Marvin Coastline products with the design pressure documentation needed for the GC's coastal AAR (Architect Affidavit of Responsibility) submittal.

Historic district overlay: Princeton, Madison, Cape May, Lambertville, Frenchtown, and dozens of NJ municipalities have Historic Preservation Commission review for visible exterior changes. Our spec, mockups, and submittals go through HPC in parallel with the building permit. Typical HPC review adds 4-8 weeks to the design schedule.

Energy code inspection: the building inspector verifies the installed window has an NFRC label matching what the energy compliance form specified. We leave the NFRC labels on every window until after the inspection — removing them prematurely is a common cause of failed inspections.

Glazing typically follows framing inspection (so the rough openings are signed off as built per spec) and precedes drywall (because the air-seal between window flange and sheathing has to be inspected before it's covered). On a typical single-family build we're on site twice: once for primary window installation right after framing inspection, then a quick punch return after final paint to install hardware accents, screens, and any specialty glass.

Mid-rise multifamily: glazing crews follow the framing/sheathing crew floor by floor. On a 5-story wood-frame apartment building (typical NJ Type V over Type IB construction for Hoboken, JC, New Brunswick projects) we crew two glaziers per floor and complete a typical 60-unit building in 4-6 weeks.

Retail and commercial: storefront glazing typically lands in the schedule after framing/MEP rough-in and before interior finish. We coordinate with the storefront framing supplier (Kawneer, YKK AP, EFCO) on lead times — most aluminum storefront framing runs 6-8 week production, so the framing has to be ordered before our glazing arrives to avoid a stall.

Long-lead specialty glass: hurricane-impact, custom-laminated, oversized architectural lites, and any spectrally-selective Low-E run 8-12 weeks production. We flag long-lead items at submittal and order on submittal-approval — not at material-release — to keep them off the project critical path.

Change orders: handled per the GC's subcontract — typically time-and-material with a markup per change, executed on a formal change order document signed before work proceeds. We don't proceed on verbal authorization above $500 — protects both sides.

Single-family custom (Bergen, Morris, Somerset, Hunterdon): typically 20-60 windows, mix of casement, double-hung, fixed picture, and patio doors. Crew of 2-3 for 1-2 weeks on site. We coordinate with the GC, the architect, sometimes a custom-home owner directly when scope changes are owner-driven.

Multifamily new construction (Hudson, Essex, Union, Middlesex): 50-300 units, repeating window types, often subcontracted under a GC working with a developer. Crew of 4-8 glaziers scaled to the project schedule, working under formal AIA subcontract with G702/G703 monthly billing.

Commercial buildout (Mercer, Middlesex along Route 1, Bergen along Route 17): storefront systems, curtain wall sections, interior partition glass. Crew sized to project — typically 4-6 for storefront and curtain wall, smaller for interior glazing. We work with the GC's project manager and superintendent for daily coordination.

Hospitality and restaurant (NJ shore, Princeton, Hoboken): often expedited schedules to hit opening dates. Long-lead glass (hurricane impact on shore, decorative on hospitality) flagged early, otherwise schedule risk.

Institutional and education (NJ public schools and universities): prevailing wage work under the NJ Public Works Contractor Registration Act. We carry the public works certification needed to bid these projects.