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Miami Lakes, Miami-Dade County

Impact windows and doors in Miami Lakes

Miami Lakes is a planned town of about 33,200 people, and county GIS maps 81.6% of it in a high-risk flood zone. The town wants two copies of each NOA and wind calc and a framing check before anchors are concealed; our impact windows cost $800–$1,800 installed.

Get a quick quoteCall 754-800-4115

Miami Lakes at a glance

Miami Lakes at a glance

Miami Lakes homes

We know Miami Lakes homes

Miami Lakes incorporated on December 5, 2000. The town's 125 numbered-section plats cover about 1,752 acres.

Royal Oaks, Dunnwoody Lake, and Silvercrest Lake are entirely 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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Lakes and sections

Where Miami Lakes homes differ

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Permits, four layers

Permit steps for a Miami Lakes home

Miami Lakes adds a framing check before anything is covered up.

  1. 1

    Affidavits

    An HOA affidavit and a New Windows and Doors affidavit signed by the qualifier go with the application.

    Town of Miami Lakes · Permit requirements
  2. 2

    Two of everything

    The town asks for two copies of each NOA, two sets of wind-load calcs, and two layout drawings.

    Town of Miami Lakes · Permit requirements
  3. 3

    Framing check

    An in-progress framing visit checks anchors, edge distance, embedment, and spacing before they're concealed.

    Town of Miami Lakes · Windows and doors requirements
  4. 4

    eTRAKiT and sign-off

    Miami Lakes tracks the permit in eTRAKiT until inspection approval after the final.

    Town of Miami Lakes · Permit requirements

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Before you sign

Choosing a Miami Lakes impact window company

Ask whether they schedule the framing check before closing up anchors.

  • State license

    CGC-1533058 is on our Miami Lakes eTRAKiT account.

  • Two of everything

    Double NOAs, calcs, and layouts with both affidavits.

  • 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

    HOAs get our certificates before the crew arrives.

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Storm history and Miami Lakes glass

NWS Miami put Irma's sustained winds at 55 to 65 mph across the west of the county, Miami Lakes included.

Lake lots put sliders and picture windows close to water.

Windows and doors for Miami Lakes homes

Single-family homes and townhomes on the lakes, many in HOAs.

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

Miami Lakes housing stock

Residential parcels in Miami Lakes: 9,222. Mix: 5,763 single-family, 1,748 condo units, 1,700 townhouses and 11 small multifamily.

Median build year: 1989. Built before 1992: 57%. Built 2002 or later: 12%.

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 Lakes 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 Lakes impact window questions

What affidavits does Miami Lakes want?

An HOA affidavit and a New Windows and Doors affidavit signed by the qualifier.

How many copies of the NOA?

Two of each NOA, two sets of wind-load calcs, and two layout drawings.

What does the framing check look at?

Anchors, edge distance, embedment, and spacing, before they're concealed.

How is the permit tracked?

In eTRAKiT.

How much of Miami Lakes is a flood zone?

81.6% on the county map, almost all zone AE.

How do hurricane windows fit 1989-era houses in Miami Lakes sections?

Of the 9,222 residential parcels here, 57% were built before 1992, so many homes in Miami Lakes sections, Royal Oaks and Dunnwoody Lake still have older frames. Each replacement opening meets the 175 mph HVHZ rules and is reviewed by Miami Lakes' permit office (Town Building Department; filing: eTRAKiT) before inspection approval.

What does a Miami Lakes single-hung impact window cost?

Expect close to $1,100 installed for a 37×63 single-hung at a Miami Lakes address. Your total depends on frame color, glass spec and the design pressures filed with Miami Lakes' permit office (Town Building Department; filing: eTRAKiT), which vary from house to house in Miami Lakes sections, Royal Oaks and Dunnwoody Lake.

What's the Miami Lakes quote turnaround?

Within 24–48 hours of your Miami Lakes visit, with each opening priced. Each proposal itemizes opening sizes, product approval numbers and the permit fees for Miami Lakes' permit office (Town Building Department; filing: eTRAKiT).

How long does a window job take in Miami Lakes?

From the order, expect 4–8 weeks while the factory builds your units and Miami Lakes' permit office (Town Building Department; filing: eTRAKiT) handles permit review. After delivery, a typical installation in Royal Oaks or Miami Lakes sections takes our crew 1–3 days, then the inspector enters inspection approval. The full span from contract to installation is typically 8–12 weeks.

Miami Lakes NOC rules?

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

Do Miami Lakes patio doors swing?

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

Miami Lakes labor warranty term?

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

Miami Lakes associations, recording, and flood maps.

Condos and HOAsAn HOA town

  • Specs come from Miami Lakes condo boards (§718.113(5)).

  • Under §720.3035(6), Miami Lakes HOAs must allow it.

Sources: Florida Statutes §718.113 · Florida Statutes §720.3035 · Town of Miami Lakes · Permit requirements

PaperworkNotice of commencement

  • Over $5,000, Miami Lakes jobs need a recorded notice.

  • Recording and the Miami Lakes posted copy are ours.

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

FEMA flood mapA planned town on lakes

  • Miami Lakes has 81.6% in high-risk zones on county GIS.

  • It doesn't change the window spec, but it matters for insurance paperwork.

  • 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 Miami Lakes opening and prepare two layout drawings.

  4. Permit

    We file two sets of NOAs and calcs with both affidavits.

  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

    After the framing check and final, the town enters 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.

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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.

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