Window seals are the rubber (usually EPDM) gaskets that sit between glass and frame, and between sash and frame. In Malaysian sun they harden, shrink and crack. Once they do, rain rides the aluminium onto the inner sill even though the glass is intact.
Direct answer: KL Servis Rumah replaces worn or hardened window seals from RM 30 / linier ft, which stops most “my window leaks when it rains” complaints that are not actually cracked glass.
If the pane itself is broken, start with glass replacement. If the sash will not move, see sliding window stuck and the main window repair page.
What a failed seal looks like
- Rubber that is flat, shiny-hard, or cracked when you press it.
- Gaps you can see at the corners of the sash.
- Water on the inner sill during driving rain, with no crack in the glass.
- A whistle or draught when the window is locked.
- Fog between double-glazed panes — that is a unit seal failure; the whole insulated glass unit is replaced, not just the outer gasket.
Black mould on the inner silicone line can also mean the wall-to-frame joint has failed. That is building sealant, not the sash gasket. We will say which one it is.
Why seals fail quickly in the Klang Valley
West-facing aluminium windows cook in the afternoon. Cheap PVC gaskets go brittle. Dust and monsoon overflow sit in the track and keep the rubber wet. A sash that is slammed because the lock is stiff also cuts the seal.
Replacing the rubber without clearing the weep holes (the small drain slots in the outer track) is a half job. Blocked weeps make a new seal look like it failed.
What we replace
- Glass-to-frame gaskets (glazing seals).
- Sash-to-frame compression seals on casement and top-hung windows.
- Sliding-window pile or rubber weatherstrips.
- Corner joints that have opened.
We use EPDM or the profile that matches the existing channel. A “universal” fat silicone bead is not a seal replacement.
How the work is done
- Inspect glass, gasket channel, weeps and wall-to-frame silicone.
- Quote by measured linear footage and profile type.
- Pull the old gasket; clean the channel.
- Seat the new seal without stretching it around corners (stretched EPDM shrinks back and opens a gap).
- Clear weeps; close the sash and check compression.
- If needed, adjust stays or rollers so the sash actually meets the seal.
Cost
| Service | Starting price |
|---|---|
| Window seal replacement | From RM 30 / linier ft |
| Glass replacement | From RM 200 |
| Sliding roller replacement | From RM 150 |
A typical condo sliding panel is a few metres of seal, not a whole-house number. We measure. High-access external work is extra.
When a new seal will not be enough
- Bent or corroded frame.
- Sash so out of square that it never compresses the rubber.
- Leak that is actually the wall, ceiling or roof above the window.
- Double-glazed fog — needs a new glass unit.
Common mistakes
- Running silicone over a dead gasket “to seal it”.
- Stretching new rubber to make a short roll reach.
- Ignoring blocked weeps.
- Replacing seals but leaving flat sliding rollers, so the sash still does not sit down.
Frequently asked questions
How do I know it is the seal and not the glass?
If the pane is intact and water appears on the sill or at the corners in rain, start with seals and weeps. Cracks and holes are glass.
Will a new seal make the room quieter?
A little, if the old gap was large. It is not the same as acoustic laminated glass.
Can you do one leaking window only?
Yes. Many jobs are a single west-facing panel.
How long does it take?
A single window is often done in one visit. A whole elevation of a landed house takes longer.
Book seal replacement
If rain is coming in around an otherwise intact window, KL Servis Rumah can replace the seals on homes across Kuala Lumpur and Selangor. WhatsApp a close-up of the rubber and the wet sill — request a window seal quote.