Window & Door Leak Repair in Ann Arbor, Michigan

Window and door leak repair in Ann Arbor follows the wind. Vertical rain sheds off properly flashed windows all year; the horizontal rain of a spring squall line finds every aged sealant bead, every failed sill pan, and every gap in the wall-to-window interface — and pushes water inside. The city’s housing stock makes the pattern rich: century homes in the Old West Side, Burns Park, and Water Hill with original wood windows and decades of repointing around them; mid-century aluminum-frame units across the southeast subdivisions whose seals hardened decades ago; and 1980s–2000s builder windows now failing at the nailing flange. Water Damage Pros US repairs window and door leaks across Ann Arbor — stopping the water at the interface, drying the wall it wet, and rebuilding the damage the slow leaks left.

Where Windows and Doors Leak

• Perimeter sealant failure — Aged caulk beads cracking and separating from brick or siding.
• Sill pan and flashing gaps — Missing or failed pans letting water enter under the sill at the wall interface.
• Brick mold and trim rot — Wood trim at window perimeters absorbing wind-driven rain and rotting behind paint.
• Glazing putty failure — Century-home windows losing glazing that lets water behind glass into sash joints.
• Door thresholds and sweeps — Driving rain entering under exterior doors and wetting finished floors.
• Nailing flange failures — Builder-era windows leaking at the flange-to-wall transition as sealants age out.
• Storm window trapping — Improperly drained storm windows holding condensation against primary sashes.

The Repair Process

1. Leak mapping by wind event — Which storms, which direction, which windows — the pattern identifies the interface failure before any sealant is cut.
2. Exterior diagnosis — The wall-to-window transition inspected from outside: flashing, sill pan, trim, and sealant condition.
3. Interface repair — Sealant replaced, flashing corrected, sill pans rebuilt, and trim rot cut out and repaired.
4. Interior drying and mapping — Wet cavity insulation, framing, and drywall dried with directed airflow to baseline.
5. Interior restoration — Stain sealing, drywall repair, and repaint of the window reveals and walls below.
6. Water test verification — The repaired interface sprayed and verified before the job closes.

Window & Door Leak Repair Costs in Ann Arbor

Service	Typical Range	Notes
Perimeter sealant renewal	$150 – $500	Per window, proper joint prep
Flashing and sill pan repair	$300 – $900	Per opening, exterior work
Wood trim repair or replacement	$200 – $800	Brick mold, sill nosing, casing
Glazing repair (wood windows)	$150 – $500	Per sash, historic methods
Door threshold and sweep repair	$150 – $450	Includes weatherstripping
Interior wall drying and repair	$500 – $2,500	Per affected window wall
Combined scope	$800 – $4,000+	Exterior repair plus interior

The Interface Problem, Explained

Windows rarely leak because the glass fails — they leak because the wall’s waterproofing detail around them fails. The window is a hole in the wall; the flashing, sill pan, and sealant system is what keeps the hole waterproof, and that system has a 20–30 year life regardless of window quality. That’s why the historic districts’ wood windows cause less trouble than their age suggests — they’ve been maintained across decades — while builder windows half their age fail at the flange sealant nobody ever renewed. Repairing the interface, not replacing the unit, is the fix most Washtenaw windows actually need.

Wind-Driven Rain and Wall Cavities

The damage inside a leaking window goes further than the reveal. Wind-driven water entering at the interface wets cavity insulation, travels the wall’s internal pathways, and exits at baseboards, electrical outlets, and floor seams several feet away — which is why the drywall stain below a window rarely marks where the wall is actually wet. Interior repairs without cavity drying leave wet insulation that grows mold and costs R-value. The repair scope on every job includes the cavity, verified with meters before closing.

Windows don’t leak — interfaces do. The sealant bead, the sill pan, and the flashing around the unit are what fail, which is why a $400 interface repair beats a $2,000 window replacement for most Washtenaw homes.

Window & Door Leak Repair Across Ann Arbor

Water Damage Pros US repairs window and door leaks throughout Ann Arbor and Washtenaw County — Old West Side, Burns Park, Water Hill, Kerrytown, the Malletts Creek corridor, Barton Hills, and surrounding townships — plus Ypsilanti, Saline, Dexter, and Chelsea, with storm-season priority scheduling.