What Are Double Hung Windows? Pros, Cons, and Best Uses

Double hung windows are a practical, proven choice for commercial buildings across New York City, and they’re just as well suited to landmark properties and vintage architecture. Office buildings, mixed-use properties, and landmark facades all make good use of this window style, and the same sash design shows up in plenty of well-maintained residential buildings too.

In this article, you’ll learn how double hung windows work, their pros and cons for commercial and landmark buildings, what drives their cost, and how they compare to single hung, casement, sliding, and picture windows.

What Is a Double Hung Window?

A double hung window has two sashes, an upper sash and a lower sash, that slide vertically within the frame. Unlike a single hung window, where only the bottom sash moves, both sashes on a double hung window can open. That gives you control over airflow from two points instead of one.

Many double hung windows also feature tilt-in sashes, which let you clean the exterior glass from inside the building. For upper-floor commercial spaces or landmark facades where exterior access is limited or restricted, that tilt-in feature can make maintenance a lot easier.

In commercial and landmark buildings alike, double hung windows are often the top replacement choice because their shape and lines match what most review boards expect to see, whether that’s a co-op board reviewing a commercial fit-out in Manhattan or a Landmarks Preservation Commission (LPC) review in a Brooklyn historic district.

Our founder, Ralph, likes how versatile double hung windows are for commercial and landmark restoration projects across NYC. Here’s his comment:

“Double hung windows have a view and design that elevates and restores the elegance of landmark buildings without sacrificing the artistry and architectural integrity of heritage sites.”

How Do Double Hung Windows Work?

The lower sash on a double hung window lifts up, and the upper sash pulls down. You can open either sash on its own or open both at once, depending on the airflow you’re trying to create in the space.

Opening both sashes lets warmer air escape through the top opening while cooler air enters through the bottom, a pattern that works well in taller commercial spaces where heat tends to collect near the ceiling. This natural stack effect can help with mechanical ventilation without needing extra equipment.

The double hung window has locks, balances, tracks, and weatherstripping, which all work together to keep the sashes in place and sealed. The balances counter the sash weight so it stays open where you leave it, while weatherstripping and properly aligned tracks keep drafts and moisture out.

Double Hung Window Parts Explained

A few basic parts show up in almost every double hung window, and knowing them makes it easier to describe a problem to a technician or understand a repair estimate.

• Sash: the movable framed section that holds the glass.
• Frame: the fixed structure that holds the sashes and anchors the window to the wall.
• Rail: the horizontal pieces at the top and bottom of each sash.
• Stile: the vertical pieces on each side of a sash.
• Lock: the hardware that secures the sashes in the closed position.
• Balance system: the spring or weight mechanism that holds a sash open at any height.
• Tilt latch: the release that lets a sash pivot inward for cleaning.
• Screen: the mesh panel that keeps insects out while a sash is open.
• Grid or muntin: the decorative bars that divide the glass into smaller panes.
• Sill: the horizontal piece at the bottom of the frame that sheds water away from the building.

If a window in your building won’t stay up, feels difficult to open, or lets in a draft, the issue usually comes from the balance system, the weatherstripping, or a misaligned track rather than the glass itself.

Pros of Double Hung Windows for Commercial and Landmark Buildings

• Flexible ventilation. You can open the top sash, the bottom sash, or both, depending on the airflow a room needs.
• Easier cleaning. Tilt-in sashes let staff clean exterior glass on upper floors without scaffolding or exterior lifts.
• A traditional profile. The look matches colonial, Victorian, and many landmark facade requirements, which can make LPC review easier, while still suiting plenty of standard commercial and residential buildings.
• Upper-floor flexibility. The top sash can open for ventilation while the lower sash stays closed, useful in multi-tenant commercial buildings, high-traffic spaces, and residential buildings alike.
• Wide material and size availability. Multiple materials, sizes, grid patterns, and glass packages make it easier to match an existing landmark or commercial opening.

NYC LPC guidelines usually prefer replacements that keep a building’s original sash design, and double hung windows typically meet that standard without extra design review.

Cons of Double Hung Windows

• Higher cost than single hung. Both sashes work, which typically adds cost compared to a single hung window of the same size.
• More moving parts. Balances, locks, and tilt latches on two sashes create more components that can need maintenance over time.
• Air leakage risk. If weatherstripping or sash alignment wears down, double hung windows can leak more air than hinged styles like casement windows.
• Limited full-opening ventilation. A double hung window cannot open to the full size of its opening, unlike a casement or awning window.

Double Hung vs Single Hung Windows

Single hung and double hung windows look similar from the street, but they work differently in ways that affect ventilation, cleaning, and cost.

Feature	Double hung	Single hung
Operation	Both sashes move	Only the bottom sash moves
Ventilation	Airflow from the top and bottom	Airflow from the bottom only
Cleaning	Tilt-in access on most models, both sashes	Tilt-in access typically limited to the bottom sash
Cost	Typically higher	Typically lower
Maintenance	More components to maintain	Fewer components to maintain
Best use	Buildings prioritizing airflow control and easier cleaning	Budget-conscious projects with lower ventilation needs

Single hung windows usually cost less and have fewer moving parts, while double hung windows offer more ventilation flexibility and easier cleaning access. For most commercial and landmark buildings we work with, that extra ventilation control and maintenance access is worth the added upfront cost. However, the right choice still depends on your building’s specific priorities, residential included.

Double Hung vs Casement, Sliding, and Picture Windows

Double hung windows are one option among several, and each style suits different priorities.

• Casement windows swing outward and typically seal tighter than double hung windows once cranked shut. They also offer a more modern look, though they don’t allow the same tilt-in cleaning.
• Sliding windows move horizontally rather than vertically, which makes them a practical fit for wide openings. Air leakage concerns are similar to double hung windows if the tracks and seals aren’t well maintained.
• Picture windows are fixed and don’t open at all, which makes them the most airtight option but removes ventilation entirely. They work best where an unobstructed view matters more than airflow.

The right choice comes down to how you weigh ventilation, seal performance, opening size, and facade requirements against each other. If airtightness matters more than ventilation, casement or picture windows could be worth considering, and if your opening is wide, sliding windows might fit better. For most traditional and landmark facades, commercial or residential, where ventilation control and appearance both matter, double hung windows remain a strong starting point.

Best Uses for Double Hung Windows in Commercial and Landmark Properties

Here’s where double hung windows typically make the most sense.

• Commercial offices and mixed-use buildings. Double hung windows give individual units, floors, or tenants control over their own ventilation without affecting neighboring spaces.
• Traditional and landmark facades. Buildings in historic districts or with colonial, Victorian, or prewar detailing often call for double hung profiles to stay consistent with the original architecture, a common consideration on the commercial buildings we work on in Staten Island as well as denser boroughs.
• Upper-floor and second-story units. Tilt-in sashes make cleaning safer and more practical where exterior access is limited.
• Apartments, co-ops, and other residential buildings. The familiar profile suits most board and design guidelines, though the final decision still depends on code, access, and facade requirements.

When Double Hung Windows May Not Be the Best Choice

Double hung windows aren’t the right fit for every building or every opening. A few situations typically call for a different window type.

• The opening is unusually wide. Sliding or picture window configurations often work better for wide openings than a double hung frame.
• The project calls for a storefront or curtain wall system. Ground-floor commercial entries and large glazed facades typically need a different window system entirely, such as the storefront and curtain wall systems from Kawneer.
• An unobstructed view matters more than ventilation. Picture windows remove the sash lines and hardware that come with a double hung unit.
• Code or architectural requirements point elsewhere. Some facades or occupancy types call for a different system regardless of ventilation or cost considerations.

Good fit for double hung windows	Consider another window type
Commercial, landmark, or residential facades matching original window openings	Facades requiring maximum airtightness above ventilation
Buildings prioritizing ventilation control and easier cleaning	Wide openings better suited to a sliding configuration
Multi-tenant properties where units need independent airflow control	Storefront, curtain wall, or commercial entry systems
Second-story or upper-floor spaces needing tilt-in cleaning access	Projects prioritizing fixed glass and an unobstructed view

What Affects the Cost of Double Hung Windows?

Double hung window costs depend a lot on your specific project, and accurate pricing always needs a scope review of your building.

• Size and custom dimensions
• Material, such as vinyl, wood, aluminum, or fiberglass
• Glass package, including pane count and low-E coatings
• Grid pattern and design
• Color and finish
• Installation access, including floor height and facade conditions
• Existing frame condition, which determines repair versus full replacement
• Manufacturer requirements for commercial-grade or landmark-appropriate profiles, which is often where a specialist like Graham Architectural Products comes in for historic replication work

All these factors tend to add up in commercial and landmark buildings. You can book a free consultation with us to get straightforward project-specific pricing.

Are Double Hung Windows Energy Efficient?

Energy performance depends more on frame material, glass package, weatherstripping, and installation quality than on window style alone. Double hung windows can perform well on energy ratings when properly chosen and installed, but they aren’t automatically more or less efficient than other styles.

Like other sliding window types, single and double hung windows can have higher air leakage than outward-opening or hinged windows if the seals wear down or the sashes fall out of alignment over time. That’s why it’s worth looking past the window style and checking the actual performance ratings.

• U-factor. Measures how well the window prevents heat transfer. Lower numbers perform better in cold climates.
• SHGC, or solar heat gain coefficient. Measures how much solar heat passes through the glass.
• Air leakage rating. Measures how much air passes through gaps in the window assembly.
• Installation quality. Even a well-rated window can underperform if it’s installed with gaps or inconsistent sealing.

How to Maintain Double Hung Windows

Routine maintenance keeps double hung windows operating smoothly.

• Clean the tracks. Dust, grit, and debris in the tracks make sashes harder to lift and can accelerate wear on the balance system.
• Check the weatherstripping. Cracked or compressed weatherstripping is one of the most common causes of drafts and should be replaced once it loses its seal.
• Test the balances. A sash that won’t stay open on its own, or that slams shut, usually points to a worn or broken balance.
• Lubricate the hardware. Locks, tilt latches, and tracks benefit from an occasional silicone-based lubricant to keep them moving smoothly.
• Inspect the sill. Standing water or visible rot at the sill can signal a drainage issue that needs attention before it spreads to the frame.

If you’re noticing any of these signs, Liberty Window Group’s repair and maintenance services can help you assess whether a repair or a full replacement makes more sense for your building.

Should You Choose Double Hung Windows for Your Building?

Double hung windows tend to make sense when ventilation control, cleaning access, and a traditional profile matter for your building. Here’s a quick way to think about it.

Choose double hung windows if:

• Your building is commercial, or has a traditional or landmark facade that calls for a familiar sash profile
• You want ventilation control across multiple units or floors
• Upper-floor cleaning access is a priority for your maintenance team

Consider another window type if:

• Airtightness matters more than ventilation for your project
• Your openings are unusually wide
• Your project calls for a storefront, curtain wall, or fully fixed glass system

If you’re weighing double hung against a hinged style, our comparison of casement vs double hung windows breaks down how that style performs by comparison. A short consultation is usually the fastest way to confirm which option fits your building, your budget, and your timeline.

FAQs on Double Hung Windows

What Is the Difference Between Single Hung and Double Hung Windows?
The main difference is which sashes move. A single hung window only opens from the bottom sash, while a double hung window lets both the upper and lower sash move independently. That gives double hung windows more airflow control and tilt-in cleaning access on both sashes rather than just one.

Do Double Hung Windows Open from the Top and Bottom?
Yes. Both the upper and lower sash on a double hung window can open independently, which lets you bring in air from the bottom while releasing warmer air near the ceiling through the top.

Are Double Hung Windows More Expensive?
Generally, yes. Double hung windows typically cost more than single hung windows of the same size because both sashes include their own balance and locking hardware. The exact difference depends on material, size, and glass package.

Are Double Hung Windows Energy Efficient?
It depends on the specific window rather than the style alone. Double hung windows can perform well on energy metrics when the frame material, glass package, and weatherstripping are well matched to your building, though sliding-style windows can leak more air than hinged styles if the seals wear down.

How Do You Clean Double Hung Windows?
Most double hung windows use tilt-in sashes, which let you rotate each sash inward to clean the exterior glass from inside the building. That feature can be a big safety and cost advantage for upper-floor units where exterior access is difficult.

What Building Types Are Best Suited for Double Hung Windows?
Double hung windows tend to work best in commercial buildings, traditional and landmark facades, multi-tenant or mixed-use buildings, and residential apartments where ventilation control and tilt-in cleaning matter most. The final fit still depends on your building’s opening sizes, code requirements, and facade conditions.

Can Double Hung Windows Be Repaired?
Yes, in most cases. Balances, weatherstripping, locks, and tilt latches can typically be repaired or replaced without a full window replacement, though the frame condition and age of the window affect whether repair or replacement makes more sense.

What Does It Mean If a Double Hung Window Won’t Stay Up?
It usually means the balance system has worn out or failed. The balance holds up the sash’s weight so it stays open at any height, and once it fails, the sash will typically slide back down on its own.