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Key Biscayne, Miami-Dade County

Impact windows and doors in Key Biscayne

Key Biscayne is an island village of about 15,100 people, and county GIS puts all of it in a FEMA high-risk flood zone. Contractors must register with the village and file a Windows & Doors Permit Supplement in Accela; our impact windows average $800–$1,800 installed.

Get a quick quoteCall 754-800-4115

Key Biscayne at a glance

Key Biscayne at a glance

Key Biscayne homes

We know Key Biscayne homes

Key Biscayne incorporated on June 18, 1991, on about 1.2 square miles of land.

Tropical Isle Homes is the largest plat group, about 193 acres, all zone AE.

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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Island neighborhoods

Where Key Biscayne homes differ

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Permits, four layers

Permit steps for a Key Biscayne home

The village wants contractors registered with it before filing.

  1. 1

    Contractor registration

    The village checklist requires the contractor to be registered with Key Biscayne.

    Village of Key Biscayne · Permit application submittal checklist
  2. 2

    Windows and doors supplement

    A Windows & Doors Permit Supplement goes with the application.

    Village of Key Biscayne · Building, Zoning and Planning resources
  3. 3

    Accela filing

    We submit and track the permit in the village's Accela Citizen Access portal.

    Village of Key Biscayne · Accela Citizen Access
  4. 4

    Village sign-off

    After the final, Key Biscayne enters inspection approval.

    Village of Key Biscayne · Permit application submittal checklist

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Before you sign

Choosing a Key Biscayne impact window company

Ask whether they're registered with the village before you sign.

  • State license

    CGC-1533058 is registered with the village for our Accela filings.

  • Village registration

    Supplement and approvals filed in Accela.

  • 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

    Oceanfront boards get certificates before work.

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Irma and Key Biscayne glass

NWS Miami measured about 75 mph sustained in south Key Biscayne during Irma, with 2 to 3 feet of water along the beachfront.

Matheson Estate includes 5.2% zone VE, the wave-action zone.

Windows and doors for Key Biscayne homes

Oceanfront condos and canal-side houses. Sliders to the water are common.

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

Key Biscayne housing stock

Key Biscayne residential parcels: 6,918. Key Biscayne mix: 1,290 single-family, 5,622 condo units and 6 small multifamily.

Key Biscayne median build year: 1978. Key Biscayne pre-1992 share: 71%. Key Biscayne 2002-and-later share: 11%.

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 Key Biscayne 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

Key Biscayne impact window questions

Does the contractor have to register?

Yes. The village checklist requires the contractor to be registered with Key Biscayne.

Is there a separate windows form?

Yes, a Windows & Doors Permit Supplement goes with the application.

How do I file?

In the village's Accela Citizen Access portal.

How much of Key Biscayne is a flood zone?

All of it: 99% zone AE and 1% zone VE.

What did Irma bring?

About 75 mph sustained in the south of the island and 2 to 3 feet of water on the beachfront.

How do Key Biscayne hurricane windows fit 1978-era Tropical Isle Homes houses?

Across Key Biscayne's 6,918 residential parcels — 71% built before 1992 in Tropical Isle Homes, Biscayne Key Estates, and Matheson Estate — Key Biscayne impact units replace older Key Biscayne frames. Each Key Biscayne opening meets 175 mph Key Biscayne HVHZ rules and passes Key Biscayne's Building, Zoning and Planning before inspection approval.

What's the Key Biscayne installed price of a single-hung?

Plan on roughly $1,100 for a 37×63 Key Biscayne single-hung, permitted and installed in Key Biscayne. Across Key Biscayne streets in Tropical Isle Homes, Biscayne Key Estates, and Matheson Estate, your Key Biscayne total reflects Key Biscayne frame color, Tropical Isle Homes glass spec, and Key Biscayne pressures filed with Key Biscayne's Building, Zoning and Planning via Key Biscayne's Accela Citizen Access.

How quickly can you price my Key Biscayne home?

Give us 24–48 hours after measuring; your Key Biscayne quote lists every Key Biscayne unit. Each Key Biscayne proposal itemizes Tropical Isle Homes, Biscayne Key Estates, and Matheson Estate opening sizes, Key Biscayne windows and doors supplement numbers, and Key Biscayne's Building, Zoning and Planning fees in Key Biscayne's Accela Citizen Access.

From measuring in Key Biscayne to Tropical Isle Homes sign-off, what's Key Biscayne's schedule?

Manufacturing Key Biscayne 175 mph HVHZ units for Tropical Isle Homes and Biscayne Key Estates homes takes 4–8 Key Biscayne weeks while Key Biscayne's Building, Zoning and Planning reviews your Key Biscayne contractor registration in Key Biscayne's Accela Citizen Access. Our Key Biscayne crew finishes most Tropical Isle Homes, Biscayne Key Estates, and Matheson Estate installs in 1–3 Key Biscayne days before Key Biscayne's accela filing and inspection approval.

Does Key Biscayne need a recorded notice?

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

Do Key Biscayne impact doors swing out?

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

Does Key Biscayne labor coverage transfer?

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

Associations, recording, and flood maps.

Condos and HOAsOceanfront condos and canal homes

  • Under §718.113(5), Key Biscayne condo boards decide.

  • §720.3035(6) bars Key Biscayne HOAs from refusing compliant units.

Sources: Florida Statutes §718.113 · Florida Statutes §720.3035

PaperworkNotice of commencement

  • Above $5,000, the Key Biscayne notice of commencement is recorded.

  • We post the Key Biscayne copy after recording it.

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

FEMA flood mapAll of the island mapped

  • Key Biscayne has 100% in high-risk zones on county GIS.

  • Ground-floor doors get careful threshold work on every job.

  • In flood zones, if your permitted improvements reach 50% of the home's value, the house must meet current flood elevation rules. A window job alone rarely gets there.

Source: Miami-Dade County GIS · FEMA flood zones by municipality

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 each Key Biscayne opening and complete the Windows & Doors supplement.

  4. Permit

    We file the permit in Accela Citizen Access.

  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

    Key Biscayne's inspector checks anchors and labels and then records inspection approval.

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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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