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Trusted Manufacturers We Install
Morgan Windows replaces windows and doors in apartment complexes, condos, townhome HOAs and rental properties across Tulsa and Northeastern Oklahoma. Our own crew installs any brand you choose, works unit by unit with tenants in place, and backs every install with a 5-year workmanship warranty.
By the numbers
Tulsa-area windows, doors and siding from a crew you can reach.
One local crew bids, schedules and installs every opening, and answers for it afterward.
Most multifamily window jobs are won or lost on logistics. Two decisions do most of the work: how the units are sequenced, and how many different window sizes you end up with.
Replacement windows are built to the opening, but a property with the same floor plan repeated forty times should not need forty sizes.
Doors on multifamily property take more abuse than any window. We replace them on the same job or on their own, using the brands we install most: Therma-Tru, ProVia and Masonite, or the line you already use.
The walkthrough, the written bid and the warranty are the same for all three. What changes is who approves the work and how the schedule is built.
Apartment complex
One owner, many buildings, tenants in most units. We count every opening, group units by floor plan, and build a schedule by building and by floor so a few units are disturbed at a time. Vacant units and turnovers can go first.
Condo or townhome HOA
The board or the owners may pay, depending on your declaration. Either way the community usually wants one approved window: same color, same grid pattern, same look from the street. We help you pick that standard and price it so owners can order into it.
Small rentals
A rental house, a duplex or a fourplex. Small landlords usually replace windows between tenants or one side of the building at a time. We work around your turnover dates and your tenants, and tell you which windows can wait.
Multifamily windows fail the same way house windows do, only forty at a time. These are the problems property owners, managers and boards bring to us, and what the property looks like when the job is done.
Replacing windows in occupied units brings in tenant law and, in older buildings, federal lead rules. These are the rules that apply to most Tulsa-area multifamily jobs, in plain words. The owner, the manager and the contractor each have a part.
Oklahoma Residential Landlord and Tenant Act, 41 O.S. § 128
EPA Renovation, Repair and Painting (RRP) rule, 40 CFR 745 Subpart E
RRP pre-renovation notice, units (40 CFR 745.84(a))
RRP notice, common areas (40 CFR 745.84(b))
Oklahoma DEQ lead-based paint program
HUD Lead Safe Housing Rule, 24 CFR Part 35
This is a plain-language summary, not legal advice. The landlord's notice duty comes from the Oklahoma statute; the contractor's pamphlet and lead-safe duties come from the EPA rule as run in Oklahoma by DEQ. Buildings built in 1978 or later are not target housing under either lead rule.
Oklahoma adopted the 2024 International Building Code, Residential Code and Existing Building Code statewide, effective September 14, 2026. Apartments fall under the IBC and the Existing Building Code. Duplexes and townhomes fall under the IRC. Your local building official has the final word on any opening.
Escape opening size
A required emergency escape and rescue opening needs a net clear opening of at least 5.7 square feet (5 square feet on a grade floor), at least 24 inches high and 20 inches wide, with the bottom of the opening no more than 44 inches above the floor. Those numbers are the same in the IBC (Section 1031.3) and the IRC (Section R319.2).
Which bedrooms need one
Under the IRC, every sleeping room in a duplex or townhome needs one. Under the IBC, apartment buildings (Group R-2) need them in sleeping rooms below the fourth story when that story has only one exit or access to only one exit. Your building official can tell you whether your stories count as single-exit.
The replacement window rule
A replacement window in a required escape opening does not have to meet the full size above if it is the manufacturer's largest standard size that fits the existing frame or rough opening, and it is the same operating style or a style with an equal or greater opening (IEBC 505.3, IRC R319.5). It cannot be part of a change of occupancy.
Never shrink a bedroom window
The easy mistake is ordering a smaller insert, or swapping a casement for a slider that opens half as wide. Morgan Windows measures the net clear opening of every bedroom window at the walkthrough and orders replacements that open at least as large as what is there now.
Window fall prevention
When an operable window is replaced and its opening sits less than 36 inches above the floor in an apartment building (less than 24 inches in an IRC dwelling) with a drop of more than 72 inches to the ground outside, it needs a fall prevention or opening control device that meets ASTM F2090, unless the window cannot open wide enough to pass a 4-inch sphere (IEBC 505.2, IBC 1015.8, IRC R321.2).
Devices must release
On a window that is also an escape opening, the opening control device has to release from inside without a key or tool, and once released it cannot reduce the net clear opening (IEBC 505.3.1). Second-floor bedroom windows are where this comes up most.
We do not quote apartment work from a per-window flat rate, because two properties with the same window count can be very different jobs. Here is what goes into the number on your written bid, so you can compare bids line for line.
Opening count and sizes
The total number of windows and doors, and how many different sizes. A property with three standard sizes prices better than one with twenty custom sizes.
Window type and glass
Style, frame material, color and glass package. Bathroom privacy glass and safety glass where the code calls for it add cost per opening.
Insert or full-frame
An insert sets the new window inside the existing frame. Full-frame removes everything to the rough opening and is used when frames are rotted or leaking. Full-frame takes more labor and trim per opening.
Height and access
Ground-floor windows go fast. Second- and third-story windows over stairs, slopes or landscaping take ladders, staging or a lift, and more time per window.
Building age and lead rules
In pre-1978 housing, lead-safe setup, containment and cleanup add time to every unit, and HUD-assisted properties add clearance testing. Your bid should say how each bidder handles it.
Phasing and mobilizations
One continuous run through the property costs less than a crew coming back for two units at a time over six months. If units must be done as they turn over, we price that schedule honestly.
Doors, devices and extras
Unit doors, patio doors, window fall prevention devices on upper-floor windows, new screens and trim wraps are each listed as their own line.
Repairs found in the opening
Rotted sills and framing are fixed before a window goes in. We note what we can see at the walkthrough and show you anything we find behind the old window before we fix it.
Send what you have. We fill in the rest at the walkthrough.
We walk the property with you or your maintenance lead, open and measure every window type, check frames and sills, and measure each bedroom window's net clear opening.
You get a written bid by unit type and building, a proposed window spec, and a unit-by-unit schedule. Boards and owners can review it before anyone signs.
Windows and doors are made to the measurements, about 2 to 4 weeks. While they are built, you send tenant entry notices using our dated schedule.
We work building by building: old windows out, any rot repaired, new windows set, insulated, sealed and trimmed, and each unit cleaned the same day.
We walk finished units with your manager, fix any punch items, and hand over the window schedule and the manufacturer's warranty documents for your records.
From Morgan Windows, 5 years
Covered
Not covered
From the window or door maker, passed on to the owner
Terms differ by brand and product line, so read how each one treats rental and multifamily property. We give you the maker's warranty document for the exact products on your bid before you sign.
Serving Broken Arrow, Owasso, Jenks, Bixby, Claremore, Sand Springs, Tulsa, Coweta, Sapulpa, Inola, Catoosa, Collinsville, Glenpool, Pryor, Skiatook and the rest of Northeastern Oklahoma, about 50 miles around Tulsa.
Checked November 7, 2026. Codes, programs and product specs change, so confirm anything that affects your project before you order.
Tell us how many buildings and units you have. We will set a time to walk the property, measure every window type and give you a written bid with a unit-by-unit schedule.
Prefer to talk now?
Call (918) 400-2326
