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Longboat Key, Manatee County

Impact windows and doors in Longboat Key

Spanning 11 miles between the Gulf of Mexico and Sarasota Bay across Manatee and Sarasota counties, Longboat Key requires impact windows and doors engineered for a 160 mph ASCE 7-22 Risk Category II design wind speed in Exposure D. All island permits run through the Town of Longboat Key at 501 Bay Isles Road, averaging around $900 per window.

Get a quick quoteCall 754-800-4115

Longboat Key at a glance

Longboat Key in numbers

Longboat Key homes

We know Longboat Key homes

Divided near the 4400 block of Gulf of Mexico Drive between Manatee County on the north end (Longboat Village, Emerald Harbor, Sleepy Lagoon) and Sarasota County on the south end (Bay Isles, Country Club Shores, and the southern condominium towers), the entire barrier island is governed by a single municipal building department at 501 Bay Isles Road. Outside the HVHZ, every window and balcony slider carries a state Florida Product Approval (FL#) or Miami-Dade NOA rated for 160 mph ASCE 7-22 design wind speeds and Exposure D.

Under Town of Longboat Key Code Chapter 100, any new or replacement glass visible from the Gulf beach must have a visible light transmittance of <= 0.45 (45% VLT) during the May 1–October 31 sea-turtle nesting season, paired with Climate Zone 2 solar control (SHGC <= 0.25). We verify your exact county tax parcel so the Notice of Commencement is recorded with the Manatee County Clerk (north island) or Sarasota County Clerk (south island), and deliver a written quote in 24–48 hours.

We serve Manatee County homes from our Fort Lauderdale office. Roofing is Miami-Dade, Broward and Palm Beach only.

Recent installs

Recent Republic jobs in South Florida

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Longboat Pass to New Pass

Longboat Key, enclave by enclave

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Permits, four layers

Longboat Key permit steps

One Town Building Department at 501 Bay Isles Road permits both the Manatee and Sarasota halves of the island.

  1. 1

    County line & board check

    We check whether your parcel sits north or south of the 4400 block of Gulf of Mexico Drive and assemble your condo or Bay Isles packet.

    Town of Longboat Key · Planning, Zoning & Building Dept (501 Bay Isles Rd)
  2. 2

    160 mph & Ch. 100 glass

    Every window and balcony slider is engineered for 160 mph Exposure D pressures with <= 0.45 VLT glass on beach-visible faces.

    Town of Longboat Key · Code Ch. 100 Sea Turtle Protection (<=45% VLT)
  3. 3

    501 Bay Isles Rd filing

    We submit your permit to the Town of Longboat Key and record the NOC with the Manatee or Sarasota County Clerk.

    Town of Longboat Key · Planning, Zoning & Building Dept (501 Bay Isles Rd)
  4. 4

    Town inspection

    A Town building official inspects stainless anchors and turtle-glass markings before logging inspection approval.

    Town of Longboat Key · Planning, Zoning & Building Dept (501 Bay Isles Rd)

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Before you sign

Choosing a Longboat Key impact window company

Work with a licensed contractor that understands high-rise condominium pressures along Gulf of Mexico Drive, <= 0.45 VLT sea-turtle glazing under Town Code Ch. 100, and dual-county NOC recording for the Town of Longboat Key.

  • State license

    Republic holds Florida licenses CBC1269226 and SCC131153629, registered with the Town of Longboat Key Planning, Zoning & Building Department at 501 Bay Isles Road.

  • Town of Longboat Key permitting

    We prepare your condo board or Bay Isles ARC package, submit 160 mph Exposure D engineering at 501 Bay Isles Road, and record the NOC in Manatee or Sarasota County.

  • 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

    Every Gulf of Mexico Drive condominium association and Bay Isles or Country Club Shores packet includes our named COI and workers' compensation coverage.

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2024 Hurricanes Helene and Milton across Longboat Key's 11-mile barrier island

In late September and October 2024, Longboat Key faced back-to-back hurricanes in two weeks: on September 26, Hurricane Helene pushed more than 6 feet of Gulf storm surge across Gulf of Mexico Drive and bayfront canals, and on October 9, Category 3 Hurricane Milton made landfall just south at Siesta Key with 120 mph sustained winds.

Every parcel on Longboat Key sits in FEMA Flood Zones VE or AE. In flood zones, if your permitted improvements reach 50% of the building's market value, the structure must meet current flood elevation standards—though a standalone window and door replacement in a condominium unit or single-family estate rarely approaches that threshold.

Windows and doors for Longboat Key homes

In high-rise condominium towers along Gulf of Mexico Drive (such as The Pierre, Sanctuary, Water Club, Promenade, and Islander Club), upper-floor openings above 30 feet require ASTM E1996 small-missile ratings, elevated corner-zone design pressures (+80/-105 PSF+), and condo board sign-off under Fla. Stat. § 718.113(5). Across single-family canal enclaves in Country Club Shores, Bay Isles, and Emerald Harbor, we install wide pocketing lanai sliders and out-swing French doors with AAMA 2605 fluoropolymer aluminum coatings and 316 stainless steel hardware.

Our hinged impact doors (French and entry doors) swing out. Sliding glass doors and garage doors don't swing.

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. 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 7 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

Longboat Key impact window questions

Which building department permits homes and condos on Longboat Key?

Every property on the island—whether in the Manatee County northern half or the Sarasota County southern half—permits through the Town of Longboat Key Planning, Zoning & Building Department at 501 Bay Isles Road, Longboat Key, FL 34228.

How does the Manatee–Sarasota county line affect my permit?

While the Town of Longboat Key issues all building permits, Notices of Commencement (for jobs over $5,000) must be recorded with the Manatee County Clerk for north-island parcels and with the Sarasota County Clerk for south-island parcels. We handle the correct county recording automatically.

What design wind speed applies on Longboat Key?

Official ASCE 7-22 Risk Category II maps place all of Longboat Key at a 160 mph design wind speed with coastal Exposure D pressure calculations.

Is sea-turtle tinted glass mandatory on Longboat Key?

Yes—under Town of Longboat Key Code Chapter 100, all glass visible from the beach must carry a visible light transmittance of <= 0.45 (45% VLT) during the May 1–October 31 sea-turtle nesting season.

Does Republic offer roofing on Longboat Key?

No—on Longboat Key we install impact windows and exterior doors only. Roofing is Miami-Dade, Broward and Palm Beach only.

How do condominium board and Bay Isles HOA approvals work?

Under Fla. Stat. § 718.113(5) for condominiums and § 720.3035(6) for HOAs like the Bay Isles Association, boards regulate exterior frame finish and grid layout but cannot prohibit code-compliant impact glass. We prepare the complete engineering and insurance packet for your board.

Is a Florida Product Approval (FL#) accepted or do I need a Miami-Dade NOA?

Because Longboat Key sits outside the HVHZ, a state Florida Product Approval (FL#) rated for your unit's exact design pressure is sufficient, and a Miami-Dade NOA is accepted as an optional equivalent.

How does the FEMA 50% rule work in Flood Zones VE and AE?

Under FEMA substantial improvement rules, if cumulative permitted work reaches 50% of the structure's market value, the building must meet current flood elevation standards; a window and door replacement alone rarely approaches 50%.

How do owners qualify for OIR-B1-1802 windstorm insurance discounts?

Once every exterior opening—including balcony sliders, windows, and entry doors—is impact-protected and passes Town inspection approval, a wind-mitigation inspector signs Form OIR-B1-1802 for mandatory § 627.0629 insurance credits.

What labor warranty covers the installation?

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

Manatee County is outside the HVHZ. Its Risk Category II wind map runs from 150 to 160 mph, above the 140 mph mark that puts the entire county in the wind-borne debris region.

  • Up to 30 feet: the large-missile test of ASTM E1996.
  • Above 30 feet: the small-missile test of the same standard.
  • Each unit needs a Florida Product Approval, or a Miami-Dade NOA, covering its size and design pressure.

Sources: Manatee County · FBC 8th Edition Wind Speed & Flood Zone Maps · FBC 2023 §1609 (protection of openings) · Florida Statutes §553.842 (product approval)

501 Bay Isles Road permitting, Town Code Ch. 100 sea-turtle tint, and dual-county NOC recording.

11-mile key160 mph Exposure D design wind speed

  • All of Longboat Key carries a 160 mph ASCE 7-22 Risk Category II design wind speed in Exposure D.

  • Condominium stories above 30 feet require elevated corner-zone pressures (+80/-105 PSF+).

  • AAMA 2605 fluoropolymer coatings and 316 stainless hardware resist Gulf and bay salt mist.

Sources: Manatee County · FBC 8th Edition Wind Speed & Flood Zone Maps · Florida Building Code · 8th Edition (2023) § 1609 Wind Loads · Florida Statutes § 553.842 (Product Approval)

Ch. 100 & surgeSea-turtle glazing and 2024 storm surge

  • Town Code Chapter 100 mandates <= 0.45 (45%) VLT on all glass visible from the Gulf beach (May 1–Oct 31).

  • 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.

  • Back-to-back 2024 hurricanes Helene and Milton tested every seawall and balcony slider along Gulf of Mexico Drive.

Sources: Town of Longboat Key · Code Ch. 100 Sea Turtle Protection (<=45% VLT) · National Hurricane Center · Hurricane Helene Storm Surge Archive (2024) · National Hurricane Center · Hurricane Milton Landfall & Eyewall Report (2024)

501 Bay Isles RdOne Town permit desk across two counties

  • All island permits go through the Town of Longboat Key Planning, Zoning & Building Department at 501 Bay Isles Road.

  • North-island NOCs record in Manatee County; south-island NOCs record in Sarasota County.

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

Sources: Town of Longboat Key · Planning, Zoning & Building Dept (501 Bay Isles Rd) · Manatee County Clerk of the Circuit Court · Official Records & NOC · Sarasota County · Planning & Development Services (1001 Sarasota Center Blvd)

Towers & Bay IslesCondo boards, Bay Isles HOA & 1802 credits

  • Condo boards and the Bay Isles Association review submittals under § 718.113(5) and § 720.3035(6).

  • Climate Zone 2 caps solar heat gain at 0.25 SHGC and U-factor at 0.40.

  • Full-unit opening protection qualifies for § 627.0629 insurance discounts on Form OIR-B1-1802.

Sources: Florida Statutes § 718.113(5) (Condominium Hurricane Protection) · Florida Statutes § 720.3035(6) (HOA Architectural Parcels) · Florida Building Code · Energy Conservation Climate Zone 2 (SHGC <= 0.25)

Compare Longboat Key with the rest of the county on Manatee 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

    Our estimator measures every window and balcony slider, checks <= 0.45 VLT sea-turtle glass visibility, and calculates 160 mph Exposure D pressures.

  4. Permit

    We submit your condo board or Bay Isles ARC package, file the permit at Town Hall (501 Bay Isles Rd), and record the NOC in Manatee or Sarasota County.

  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

    A Town of Longboat Key building inspector verifies 316 stainless anchors and turtle-glass labels on site and logs final 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

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  • 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

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Profiles

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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.

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Service area

Counties we serve

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