754-800-4115Get a quote

Miami Beach, Miami-Dade County

Impact windows and doors in Miami Beach

About 83,300 people live in Miami Beach, and county GIS puts 95% of the city in a high-risk flood zone. Under Ordinance 2024-4652, new windows facing or in line of sight of the beach need glass tinted to 45% visible transmittance or less; our impact windows average $800–$1,800 installed.

Get a quick quoteCall 754-800-4115

Miami Beach at a glance

Miami Beach at a glance

Miami Beach homes

We know Miami Beach homes

Miami Beach incorporated on March 26, 1915. It has 7.7 square miles of land and 7.5 of water.

The city has 14 local historic districts, and both contributing and non-contributing buildings go through review.

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

1 / 5

Plats from South Beach to North Beach

Where Miami Beach homes differ

1 / 9

Permits, four layers

Permit steps for a Miami Beach home

Miami Beach adds historic and turtle rules to the usual permit.

  1. 1

    Historic check

    In the city's 14 local historic districts, a Certificate of Appropriateness comes first; staff can approve window replacement that meets the criteria.

    City of Miami Beach · Planning FAQs (historic districts)
  2. 2

    Permit filing

    We file the building permit with product approvals for each opening.

    City of Miami Beach · Building permits
  3. 3

    Turtle-glass spec

    Glass facing or in line of sight of the beach must be tinted to 45% visible transmittance or less.

    City of Miami Beach · Sea turtle nesting protection, Ord. 2024-4652
  4. 4

    City sign-off

    After the final, Miami Beach enters inspection approval.

    City of Miami Beach · Building permits

1 / 4

Before you sign

Choosing a Miami Beach impact window company

Ask how they confirm 45% VT glass for beach-facing openings.

  • State license

    CGC-1533058 is on our Miami Beach applications.

  • Tint and COA

    VT values and historic review settled before the permit.

  • 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

    Tower managers get certificates before work.

1 / 4

Irma and Miami Beach glass

NWS Miami logged 60 mph sustained and a 74 mph gust in South Beach during Irma, with 2 to 3 feet of water on the beachfront.

South Beach's Ocean Beach plats are 97.7% AE and 2.3% VE.

Windows and doors for Miami Beach homes

Condo towers on the ocean, buildings in the 14 historic districts, and single-family houses on the islands.

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

Miami Beach housing stock

Miami Beach residential parcels: 49,337. Miami Beach mix: 4,833 single-family, 43,193 condo units, 238 townhouses and 988 small multifamily.

Miami Beach median build year: 1969. Miami Beach pre-1992 share: 71%. Miami Beach 2002-and-later share: 17%.

Turtle glass on Miami Beach

Ordinance 2024-4652 counts remodeling that changes exterior glass, windows and doors included, as new development. Glass facing or within line of sight of the beach must be tinted or filmed to 45% visible transmittance or less; solar screens can substitute.

Nesting season runs April 1 to October 31. We spec the tint on each beach-facing unit before ordering.

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 Miami Beach 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

Miami Beach impact window questions

Do I need turtle glass on Miami Beach?

If the window or door faces the beach or is in line of sight of it, yes: 45% visible transmittance or less under Ordinance 2024-4652.

What counts as line of sight?

Glass on structures facing or within line of sight of the beach, per the ordinance.

When is nesting season?

April 1 to October 31.

Is a COA needed in a historic district?

Yes. Staff can approve window replacement that meets the COA criteria.

How many historic districts are there?

The city lists 14 local historic districts.

How much of Miami Beach is a flood zone?

95% on the county map, nearly all zone AE.

Are the Sunset Islands mapped?

Their ten plats are entirely zone AE.

Do Miami Beach hurricane windows qualify South Beach homes for Miami Beach credits?

Full Miami Beach opening protection across your South Beach or Flamingo Terrace house qualifies Miami Beach owners on Miami Beach form OIR-B1-1802. Because 71% of Miami Beach's 4,833 single-family homes near South Beach and Alton Beach predate 1992, Miami Beach wind credits help.

What do Miami Beach homeowners pay for a Miami Beach single-hung?

Miami Beach owners pay about $1,100 per 37×63 Miami Beach single-hung, Miami Beach permit and install included. Across Miami Beach streets in South Beach, Flamingo Terrace, and Alton Beach, your Miami Beach total reflects Miami Beach frame color, South Beach glass spec, and Miami Beach pressures filed with Miami Beach's City Building Department via Miami Beach's City building permit filing.

Miami Beach notice threshold?

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

Outswing doors in Miami Beach?

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

Miami Beach 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

Turtle glass, historic review, boards, and paperwork.

Sea turtle ordinanceTinted glass facing the beach

  • Ordinance 2024-4652 treats remodeling that changes exterior glass as new development.

  • Windows and doors facing or within line of sight of the beach need tinted or filmed glass at 45% visible transmittance or less; nesting season runs April 1 to October 31.

Sources: City of Miami Beach · Sea turtle nesting protection, Ord. 2024-4652 · FWC · Local sea turtle lighting ordinances

Historic districtsCOA before the permit

  • Contributing and non-contributing buildings are both in the review.

  • Window replacement can be approved at staff level when it meets the COA criteria.

Sources: City of Miami Beach · Planning FAQs (historic districts) · City of Miami Beach · Historic designation reports

Condos and HOAsCondo-heavy city

  • Under §718.113(5), Miami Beach condo boards decide.

  • §720.3035(6) stops Miami Beach HOAs refusing.

Sources: Florida Statutes §718.113 · Florida Statutes §720.3035

PaperworkNotice of commencement

  • Notices of commencement for Miami Beach jobs start at $5,000.

  • We post the Miami Beach copy after recording it.

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

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 Miami Beach opening and flag those facing the beach.

  4. Permit

    We file the permit with approvals, tint specs, and any COA.

  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

    Miami Beach's inspector checks anchors and labels and enters inspection approval.

1 / 7

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

CallGet a quote