Impact Doors in Pembroke Pines

Pembroke Pines homes

We know Pembroke Pines homes

The city's permit page says that since April 25, 2022, emailed applications are not accepted. Online permits go through the Development Hub, and in-person applications are taken at the Building Department. The page lists 601 City Center Way.

All of Broward County is in the High-Velocity Hurricane Zone (FBC 2023 §1620). Each door needs a Miami-Dade NOA or an HVHZ-rated Florida Product Approval.

Neighborhoods

Where the door goes

• SilverLakes

  Single-family, lake lots

  The SilverLakes association says it and its 39 sub-associations are homeowners associations under Florida Statute 720. Its Emerald Sound declaration limits the land to single-family dwellings and requires a two-car garage, and the guidelines cover docks on lake-front lots.

  For your doors: SilverLakes is a single-family association, including lake-front lots, so the association's specs set the door style and we check the dock-side threshold.

  SilverLakes board

• Chapel Trail

  Single-family, 1989

  Two Property Appraiser cards in Chapel Trail Replat Section One both list single-family houses with an actual year built of 1989.

  For your doors: Those 1989 single-family houses are measured opening by opening before the door is ordered.

  Broward County Property Appraiser, Chapel Trail

• Walnut Creek

  Townhomes, 2001

  Two Property Appraiser cards in Walnut Creek Townhomes both list townhomes with an actual year built of 2001.

  For your doors: Those townhomes follow the association's door style, and we measure the opening before ordering.

  Broward County Property Appraiser, Walnut Creek Townhomes

Before you sign

Choosing an impact door company in Pembroke Pines

Ask whether they file in the Development Hub. The city stopped taking emailed applications on April 25, 2022.

• State license

  Certified general contractor CGC-1533058. You can look it up on the Florida DBPR site.

• Permit in our name

  We file the door permit in our name and stay with it until inspection approval closes it.

• Lifetime labor, original owner

  The lifetime labor warranty covers you, the original owner. It doesn't pass to a new owner if you sell.

• Insured and bonded

  General liability, workers' comp, and a bond. Condo boards often ask for the certificate, and we send it.

• 4.8 on Google

  258 reviews averaging 4.8. Read the critical ones as well.

Permits in Pembroke Pines

The Building Department issues the permit. The counter is at 601 City Center Way, Pembroke Pines, FL 33025. Since April 25, 2022, online applications go through the Development Hub.

Jobs over $5,000 need a recorded notice of commencement (Fla. Stat. §713.135). You sign; we record it.

Wind code for doors

All of Broward County is in the High-Velocity Hurricane Zone (FBC 2023 §1620). The engineer or the county wind load chart sets each wall's design pressure, and the door's approval has to meet it.

Doors up to 30 feet are tested with the large missile, a 9-pound 2x4. Above 30 feet, the small-missile test (steel balls) applies (FBC 2023 §1626).

Canal, lake and golf-course lots stay Exposure C. Oceanfront sites with a long open-water fetch may be Exposure D; we confirm the exposure for each address.

Under BORA Formal Interpretation #24, a house or townhouse under 30 feet can use a sealed site plan, a sealed worst-case chart, or Broward's voluntary wind-load chart. At 30 feet or more, the interpretation requires a sealed site-specific design, and generic charts are not accepted.

Condos and HOAs

Under §718.113(5) the board sets hurricane-protection specs and can't refuse a unit that follows them, though it can require the building's existing look.

Under §720.3035(6) an HOA can't deny impact doors that meet the specs it adopted.

Installed estimates

Prices by size and door type

Impact doors

Installed estimates that vary with size, glass, and options. Every home gets its own written quote.

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 doors count toward opening protection, Question 9 on Florida's wind-mitigation form OIR-B1-1802 (Rev. 04/26). OIR-B1-1802. A licensed inspector fills it out after the work, and your insurer sets the discount.

Questions

Pembroke Pines impact door questions