Never Just a Window Problem
Egress Window
Replacement
in Maryland
A leaking egress window frame sends water into your wall cavity, your insulation, and eventually your slab.
OBW replaces egress windows the right way: new frame, new membrane, new drainage, not just a new pane of glass in a failing opening.
When to Replace Rather Than Reseal
Signs the Frame, Not Just
the Caulk, Has Failed
Not every leaking egress window needs full replacement. A failed sealant bead on an otherwise sound frame and solid flashing can sometimes be resealed. But replacement is the right call when the wood buck or frame is visibly rotted or soft, water keeps coming in at the corners regardless of how many times it's been caulked, or the window well has no drain and water is pooling against the foundation.
Maryland's Piedmont clay soils exert persistent lateral pressure on basement walls and hold moisture against foundation penetrations. A window frame that's been failing for even one season often has hidden rot or mold damage that only becomes obvious once the frame comes out.
OBW inspects the well drain alongside the frame itself, since a failed drain is often what caused the frame to fail
Common Failure Points
Why Egress Windows Fail
in Maryland Homes
After 70 years in Maryland basements, OBW has seen the same failure patterns repeat across every county we serve.
- Failed window well drains letting clay-trapped rainwater push through the frame
- Freeze-thaw cracking from Maryland's dozen-plus annual freeze cycles
- Improper original installation, caulk-only work without waterproofing-specific training
- Condensation rot from an uninsulated frame sweating in humid Maryland summers
- Visible mold on the framing around the window opening
What's Included
OBW's Egress Window
Replacement Services
A new frame and full membrane treatment, not a resealed version of the same failure.
Full Removal & Inspection
The existing window and frame are removed completely, and the surrounding concrete or block is inspected for cracks or spalling.
Moisture Damage Treatment
Any rot or moisture damage found during removal is treated before the new frame goes in, not covered over.
Waterproof Membrane on All Sides
A self-adhering waterproof membrane is applied to all four sides of the rough opening before framing.
Pressure-Treated Below-Grade Framing
New framing rated for below-grade contact, with the window set in butyl tape before fastening.
Window Well Drain Check
The exterior well is inspected and the drain is cleared or replaced as needed so water has somewhere to go.
Written Workmanship Guarantee
Every egress window replacement is backed by a written workmanship guarantee. Ask your inspector for the terms that apply to your job.
The Process
How OBW Replaces a
Failing Egress Window
Remove and inspect. Treat what's damaged. Reframe and membrane. Check the well and permit the work.
Removal & Concrete Inspection
The failing window and frame are removed completely, and OBW inspects the surrounding concrete or block for cracks or spalling.
Moisture Damage Treatment
Any rot, mold, or moisture damage found in the opening is treated before the new frame is installed.
Membrane, Framing & Window Set
Waterproof membrane goes on all four sides, pressure-treated framing goes in, and the new window is set in butyl tape.
Well Inspection & Permit
The window well drain is cleared or replaced as needed, and OBW pulls the permit for inspection.
Photos From the Field
Job Site Photos
A closer look at the equipment, materials, and job site conditions involved in this kind of work.
Honest Answers
Egress Window Replacement
Questions from Maryland Homeowners
Call (410) 879-3360 if your egress window keeps leaking after resealing. Our inspectors will tell you whether it needs full replacement.
Does every leaking egress window need full replacement?
Not every one. A failed sealant bead on an otherwise sound frame and solid flashing can sometimes be resealed. Replacement is the right call when the wood buck or frame is visibly rotted or soft, water keeps coming in at the corners regardless of caulking, the window well has no drain and water pools against the foundation, the existing window doesn't meet current egress code, or mold is visible on the framing.
Why does a failing egress window frame matter beyond the window itself?
A leaking egress window frame is never just a window problem. Water that seeps past failed caulk or rotted wood ends up in your wall cavity, your insulation, and eventually your slab. Maryland's Piedmont clay soils exert persistent lateral pressure on basement walls and hold moisture against foundation penetrations, so a frame that's been failing for even one season often has hidden rot or mold damage that only becomes obvious once it comes out.
What are the most common reasons egress windows fail in Maryland homes?
Failed window well drains are the most common: clay soil at grade causes wells to fill with water during heavy rain, and if the gravel at the base isn't connected to a proper drain, that water has nowhere to go but through the window frame.
Freeze-thaw cracking is close behind. Maryland winters cycle through freeze and thaw more than a dozen times per season, and water trapped in the concrete around an egress opening expands and contracts, widening cracks and breaking seals year after year. Improper original installation, caulk-only work by general contractors without waterproofing training, and condensation rot from an uninsulated frame round out the pattern.
What does OBW do differently during a replacement?
We remove the existing window and frame completely, inspect the surrounding concrete or block for cracks or spalling, and treat any moisture damage before the new frame goes in. A self-adhering waterproof membrane goes on all four sides of the rough opening, pressure-treated framing rated for below-grade contact goes in, and the new window is set in butyl tape before fastening. The exterior window well is inspected and the drain is cleared or replaced as needed.
Will I have documentation that the replacement was done to code?
Yes. OBW pulls permits and works to current Maryland IRC requirements. When the job is done, you'll have a signed permit card in hand, documentation that protects your home's value at resale. Every replacement is backed by a written workmanship guarantee, terms vary by service, ask your inspector.
Why Oriole
Why Maryland Homeowners Trust
OBW with Egress Window Replacement
We Replace the Frame, Not Just the Glass
A new window in a failing frame just leaks again in a season. OBW rebuilds the waterproofing at the opening, not just the sash.
70 Years of Maryland Failure Patterns
OBW has seen the same egress window failure patterns repeat across every county we serve, and designs the replacement to break the pattern.
No Subcontracting
OBW's own crews handle every egress window replacement, in house, start to finish.
Family-Owned Since 1953
Founded by Frank Pirog Sr. in 1953. Amber Pirog leads the company today. Written workmanship guarantee on every replacement.
Reviews
What Our Maryland Neighbors Say
Resealing a Failed Frame Doesn't Fix It.
Replace Your Egress Window
Correctly, Once
Our crews, not subcontractors, handle every egress window replacement with waterproof framing and permitted work.
Free Inspection
OBW inspects the frame, surrounding concrete, and window well drain to confirm replacement is the right call. Free, no obligation.
Written Replacement Plan & Quote
You receive a written quote specifying the framing, membrane, and well work your opening needs, before any work is scheduled.
Replacement & Permitting
OBW's crew removes, treats, reframes, and waterproofs, then pulls the permit for inspection. Written workmanship guarantee issued upon completion.
Egress Window Leaking No Matter How Many Times You Reseal It?
Free inspection. New frame, new membrane, new drainage.
Family-owned since 1953 · MHIC #4247 · Written Workmanship Guarantee