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Bal Harbour, Miami-Dade County

Impact windows and doors in Bal Harbour

Bal Harbour is a village of about 3,100 people where exterior work, windows included, needs Architectural Review Board approval before a permit. County GIS puts 79.2% of the village in a high-risk flood zone, and our impact windows here average $800–$1,800 installed to the 175 mph HVHZ standard.

Get a quick quoteCall 754-800-4115

Bal Harbour at a glance

Bal Harbour at a glance

Bal Harbour homes

We know Bal Harbour homes

Bal Harbour incorporated on June 16, 1947, and covers about 0.38 square miles of land on the barrier island north of Surfside.

Its residential section is gated; condo towers line the ocean.

We serve Miami-Dade homes from our Fort Lauderdale office, about 30–45 minutes away. Crews in Miami-Dade every week, written quote in 24–48 hours.

Recent installs

Recent Republic jobs

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Three plat groups

Where Bal Harbour homes differ

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Permits, four layers

Permit steps for a Bal Harbour home

Window changes here start with design review. Here's the order.

  1. 1

    Architectural Review Board

    Exterior work, including windows and doors, needs ARB approval and a Certificate of Appropriateness before the permit.

    Village of Bal Harbour · Building Permits
  2. 2

    ARB package

    The checklist asks for a floor plan, elevations at 1/8 inch scale, quantities, frame and glass colors, color photos, and any condo letter.

    Village of Bal Harbour · Building Permits
  3. 3

    Village Hall filing

    Applications are taken in person at Village Hall, 655 96th Street, and tracked through the Online Permit Center.

    Village of Bal Harbour · Building Permits
  4. 4

    Village sign-off

    Inspection approval from Bal Harbour closes the permit.

    Village of Bal Harbour · Building Permits

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Before you sign

Choosing a Bal Harbour impact window company

Ask whether they've prepared ARB packages with color samples before.

  • State license

    CGC-1533058 appears on the ARB and permit forms we sign.

  • ARB first

    COA package, then the building permit at Village Hall.

  • Lifetime labor, original owner

    The lifetime labor warranty covers you, the original owner. It doesn't pass to a new owner if you sell.

  • Insurance on file

    Certificates go to tower managers ahead of the job.

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Storm history and Bal Harbour glass

NWS Miami logged 67 mph sustained and a 79 mph gust in Bal Harbour during Irma in 2017.

The two oceanfront plats include zone VE, the wave-action zone, so those walls get the most careful engineering.

Windows and doors for Bal Harbour homes

Oceanfront condos and gated single-family homes. Frame color and glass tint go through the ARB, so we bring samples.

In the HVHZ, our hinged impact doors (French and entry doors) swing out. Sliding glass doors and garage doors don't swing.

Bal Harbour housing stock

Bal Harbour residential parcels: 3,182. Bal Harbour mix: 171 single-family and 3,011 condo units.

Bal Harbour median build year: 1977. Bal Harbour pre-1992 share: 64%. Bal Harbour 2002-and-later share: 24%.

Installed estimates

Prices by size and door type

Impact windows by size

Average installed impact window price by size
WindowSizeAverage installed
Single-hung37 by 63 inchabout $1,100
Horizontal roller53 by 50 inchabout $1,250
Fixed (picture)37 by 50 inchabout $900
Casement37 by 50 inchabout $1,300

Impact doors

Typical installed impact door prices
DoorTypical installed
Single French door$2,800–$4,000
Double French door$3,800–$7,000
Sliding glass door, 2 panels$2,500–$3,500
Each extra slider panelabout $600–$800
Fiberglass entry door$2,200–$5,500
Solid garage door$2,800–$4,200

Installed estimates that vary with size, glass, and options. HVHZ products and testing make Bal Harbour jobs cost more than outside the HVHZ. Every home gets its own written quote.

Get a quick quote

Four fields. We call to book your free in-home measure.

Prefer the phone? Call 754-800-4115.

Grants and insurance

My Safe Florida Home and your wind-mitigation form

If you qualify for My Safe Florida Home, the state pays $2 for every $1 you pay, up to $10,000, after the program's free wind-mitigation visit (Fla. Stat. §215.5586). How the program works.

Impact windows and doors count as opening protection, Question 9 on the state's wind-mitigation form, OIR-B1-1802. A licensed inspector fills it out after the work, and your insurer sets the discount.

Questions

Bal Harbour impact window questions

Do I need ARB approval for new windows?

Yes. Exterior work, windows and doors included, needs Architectural Review Board approval and a Certificate of Appropriateness before the building permit.

What goes in the ARB package?

A floor plan, elevations at 1/8 inch scale, quantities, frame and glass colors, color photos, and any condo letter.

Can I file online?

Applications are taken in person at Village Hall; you can track them in the Online Permit Center.

How much of Bal Harbour is a flood zone?

County GIS maps 79.2% of the village as high-risk, mostly zone AE with a VE strip.

What did Irma bring here?

NWS Miami measured 67 mph sustained and a 79 mph gust in Bal Harbour.

Is the residential section mapped?

Its 16 plats, about 99 acres, are all zone AE.

In Bal Harbour, do hurricane windows mean Bal Harbour impact windows?

Yes, Bal Harbour residents across Residential Section and Ocean plats use both Bal Harbour names for laminated Bal Harbour HVHZ glass. With Bal Harbour's 1977 median build year and 64% pre-1992 Bal Harbour homes near Business Section, Bal Harbour's Village Hall, 655 96th Street checks every Bal Harbour rating.

Price check: one Bal Harbour impact single-hung?

In Bal Harbour, a 37×63 Bal Harbour single-hung averages $1,100 installed. Across Bal Harbour streets in Residential Section, Business Section, and Ocean plats, your Bal Harbour total reflects Bal Harbour frame color, Residential Section glass spec, and Bal Harbour pressures filed with Bal Harbour's Village Hall, 655 96th Street via Bal Harbour's In-person filing; tracking in the Online Permit Center (SmartGov).

How fast is a Bal Harbour quote?

Count on 24–48 hours from your Bal Harbour measure to a written Bal Harbour price. Each Bal Harbour proposal itemizes Residential Section, Business Section, and Ocean plats opening sizes, Bal Harbour arb package numbers, and Bal Harbour's Village Hall, 655 96th Street fees in Bal Harbour's In-person filing; tracking in the Online Permit Center (SmartGov).

Bal Harbour NOC rules?

State law requires a notice of commencement over $5,000.

Which way do Bal Harbour French doors open?

In the HVHZ, our hinged impact doors (French and entry doors) swing out. Sliding glass doors and garage doors don't swing.

Bal Harbour home sold: warranty status?

The lifetime labor warranty covers you, the original owner. It doesn't pass to a new owner if you sell.

Official sources

Look it up yourself

Our licenses, the product approvals, and the city's permit office are all public.

The fine print

The rules

Wind and missile rules

All of Miami-Dade is in the HVHZ, with 175 mph design wind for a Risk Category II home.

  • Up to 30 feet: the large-missile test of TAS 201 and TAS 203, a 9-pound 2x4 fired at 50 feet per second, then cyclic pressure.
  • Above 30 feet: the small-missile test, 2-gram steel balls at 130 feet per second.
  • Operable windows and doors are also tested to TAS 202 for pressure and water (FBC 2411.3.2.1), and each unit needs a Miami-Dade Notice of Acceptance (NOA) or Florida approval covering its size and pressure. Permits applied for after December 31, 2026 fall under the 9th Edition (2026) Florida Building Code.

Sources: FBC 2023 §1620 (HVHZ wind loads) · FBC 2023 §1626 (HVHZ impact tests, TAS 201 and 203) · FBC 2023 §2411.3 (HVHZ windows and doors, TAS 202) · Miami-Dade RER · Product Approval

Design review, boards, and paperwork.

Condos and HOAsTowers and a gated section

  • Under §718.113(5), Bal Harbour condo boards decide.

  • Code units win over Bal Harbour HOAs (§720.3035(6)).

Sources: Florida Statutes §718.113 · Florida Statutes §720.3035 · Village of Bal Harbour · Building Permits

PaperworkNotice of commencement

  • Notices of commencement for Bal Harbour jobs start at $5,000.

  • Recording and the Bal Harbour posted copy are ours.

Sources: Florida Statutes §713.13 (notice of commencement) · Florida Statutes §713.135

Village ruleDesign approval comes first

  • The ARB issues a Certificate of Appropriateness before the building permit can be pulled.

  • Frame color and glass tint are part of that review, so we bring samples and photos.

Source: Village of Bal Harbour · Building Permits

The 175 mph HVHZ rules, NOA checks, and permits for all 34 Miami-Dade cities are compared on Miami-Dade County impact windows.

Estimates

The Real Cost

Calculate what this project will really cost you, and your return on investment.

Pick your windows

Add a count to see the average installed price.

Average installed price, estimate, for these common sizes. Other sizes and types are quoted after a free in-home measure. The project cost below fills in from your picks; change it if you have a quote.

Your numbers

The wind or hurricane part of your homeowners premium, shown on your declarations page.

Est. monthly payment

$0.00

As low as 8.99% APR for 20 years.

Est. insurance savings / mo

$0.00

Estimate only. Assumes 10% of your windstorm premium. Your insurer's Notice of Premium Discounts shows your actual credits.

Est. electric savings / mo

$0.00

Estimate. Assumes 12% of the monthly bill, ENERGY STAR's Southern-zone average for replacing single-pane windows with ENERGY STAR certified ones (about 8% from double-pane).

Est. real monthly cost

$0.00

Payment minus the insurance and electric savings.

Est. payback

0.0 years

Project cost divided by yearly insurance and electric savings.

Estimates only. The insurance and electric percentages are assumptions, not quotes. Actual savings depend on the insurer, the home, and usage. Not a guarantee. Financing is subject to credit approval.

How it works

From measure to walk-through

  1. Estimate

    We come to the house and measure for free. The quote is usually back within 24–48 hours.

  2. Sign the contract

    Nothing's agreed until you sign a written contract.

  3. Measurements

    We measure and photograph every opening for the ARB package.

  4. Permit

    After the COA, we file the permit in person at Village Hall.

  5. Ordering materials

    Windows and doors get ordered to those measurements.

  6. Installation

    A licensed crew installs them, then walks the job with you.

  7. Final sign-off

    Bal Harbour's inspector checks each unit against its approval; inspection approval follows.

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Financing

Pay over time

12

Months

No interest if paid in full

10

Years

at 6.99% APR

20

Years

at 8.99% APR

Lenders

  • Sunlight Financial
  • Service Finance Company
  • Upgrade
  • Renew Financial

Get Qualified

12-month offer is deferred interest: if not paid in full by the end of the promotion, interest is charged back to the purchase date. Subject to credit approval.

Project films

Hear it from our customers

Reviews and licenses

Rated 4.8, licensed and insured

Google rating

4.8

4.8 on Google

What South Florida homeowners say about their new windows and doors.

Google profile
Read beyond our site

Profiles

Our business profiles on independent sites, plus the facts about our company.

Next step

Free estimate

We measure at the house for free. The quote is usually back within 24–48 hours. Nothing is agreed until you sign a written contract.

Get a quick quoteOr call 754-800-4115

Service area

Counties we serve

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