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North Miami Beach, Miami-Dade County

Impact windows and doors in North Miami Beach

North Miami Beach is a city of about 45,700 people, and county GIS maps 30.4% of it in zone AE. The city wants a floor plan that locates each opening and its distance from the corner, with an NOA for every window, door, and mullion; our impact windows cost $800–$1,800 installed.

Get a quick quoteCall 754-800-4115

North Miami Beach at a glance

North Miami Beach at a glance

North Miami Beach homes

We know North Miami Beach homes

North Miami Beach incorporated on June 15, 1931, and covers about 4.8 square miles.

Fulford by the Sea's 273 plats cover about 460 acres.

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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Plats east and west

Where North Miami Beach homes differ

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Permits, four layers

Permit steps for a North Miami Beach home

North Miami Beach wants every opening located on the plan.

  1. 1

    Located floor plan

    The plan shows each opening's location, dimensions, and distance from the corner.

    City of North Miami Beach · Doors, windows and shutters checklist
  2. 2

    NOA for every part

    Each window, door, mullion, and shutter carries its own NOA.

    City of North Miami Beach · Doors, windows and shutters checklist
  3. 3

    Shutter rule

    Openings that aren't impact-rated need shutters, and condos need the board's approval.

    City of North Miami Beach · Doors, windows and shutters checklist
  4. 4

    City sign-off

    North Miami Beach's final visit ends in inspection approval.

    City of North Miami Beach · Doors, windows and shutters checklist

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Before you sign

Choosing a North Miami Beach impact window company

Ask whether their floor plans give corner distances.

  • State license

    Every North Miami Beach application carries CGC-1533058.

  • Located plan

    Corner distances and an NOA for every part.

  • 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

    Condo boards get certificates with their approval.

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Storm history and North Miami Beach glass

Eastern Shores, on canal islands, is entirely zone AE; Sky Lake is almost all zone X.

Irma's sustained winds ran 65 to 70 mph along this coastal strip, NWS Miami says.

Windows and doors for North Miami Beach homes

Canal-front houses in Eastern Shores, single-family streets inland, and condos.

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

North Miami Beach housing stock

Residential parcels in North Miami Beach: 13,022. Mix: 6,821 single-family, 5,678 condo units, 43 townhouses and 480 small multifamily.

Median build year: 1962. Built before 1992: 90%. Built 2002 or later: 9%.

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 North 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

North Miami Beach impact window questions

What goes on the floor plan?

Each opening's location, dimensions, and distance from the corner.

Does every part need an NOA?

Yes: each window, door, mullion, and shutter.

Do condos need board approval?

Yes, the city asks for it.

How much North Miami Beach land is in zone AE?

30.4%, all zone AE.

How do hurricane windows fit 1962-era houses in Fulford by the Sea?

Of the 13,022 residential parcels here, 90% were built before 1992, so many homes in Fulford by the Sea, Eastern Shores and Sky Lake still have older frames. Each replacement opening meets the 175 mph HVHZ rules and is reviewed by North Miami Beach's permit office (City Building Department; filing: City permit filing) before inspection approval.

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

North Miami Beach owners pay about $1,100 per 37×63 single-hung, permit and install included. Your total depends on frame color, glass spec and the design pressures filed with North Miami Beach's permit office (City Building Department; filing: City permit filing), which vary from house to house in Fulford by the Sea, Eastern Shores and Sky Lake.

How long does a North Miami Beach estimate take?

We send a written quote within 24–48 hours of measuring your North Miami Beach home. Each proposal itemizes opening sizes, product approval numbers and the permit fees for North Miami Beach's permit office (City Building Department; filing: City permit filing).

What is the timeline from measuring to closeout in North Miami Beach?

Most of the wait is the factory. Building 175 mph HVHZ units for a home in Fulford by the Sea or Eastern Shores takes 4–8 weeks, and the permit goes through review at North Miami Beach's permit office (City Building Department; filing: City permit filing) during that time. Once the units arrive, our crew finishes most installs in 1–3 days, followed by inspection approval. Contract to installation usually totals 8–12 weeks.

Do you offer monthly payment options in North Miami Beach?

Qualified buyers in Fulford by the Sea, Eastern Shores and Sky Lake can choose 12 months with no interest, a 10-year loan at 6.99% APR, or a 20-year plan at 8.99% APR. We go over the monthly figures during your visit, before the factory order is placed.

North Miami Beach jobs: notice of commencement?

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

Outswing doors in North Miami Beach?

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

Is North Miami Beach labor covered for life?

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

Boards, recording, and flood zones.

Condos and HOAsBoard approval on file

  • §718.113(5) lets North Miami Beach condo boards choose.

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

Sources: Florida Statutes §718.113 · Florida Statutes §720.3035 · City of North Miami Beach · Doors, windows and shutters checklist

PaperworkNotice of commencement

  • A $5,000-plus North Miami Beach job needs a notice recorded.

  • We file it and post North Miami Beach's notice.

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

FEMA flood mapThree in ten acres mapped

  • County GIS shows 30.4% of North Miami Beach in zone AE.

  • Canal islands like Eastern Shores are fully mapped.

  • 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 North Miami Beach opening and its distance from the corner.

  4. Permit

    We file the located plan with NOAs for each part.

  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

    North Miami Beach staff check labels and anchors for 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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