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Pembroke Pines, Broward County

Impact windows and doors in Pembroke Pines

Pembroke Pines stretches from its 1960 core near Pembroke Road out past I-75, and most of its western homes sit inside HOA or condo communities. Our crews fit HVHZ-approved impact windows and doors for $800–$1,800 per window installed, prepare each association packet, and file the permit through the city's Development HUB.

Get a quick quoteCall 754-800-4115

Pembroke Pines at a glance

From dairy fields to US 27

Pembroke Pines homes

We know Pembroke Pines homes

East of Flamingo Road you find the city's first ranch houses; west of it, master-planned communities built after the 1980 annexation and the post-Andrew boom.

That split decides the job. Older homes bring odd openings, and newer ones bring association rules, sometimes two layers of them.

Recent installs

Our work in Pembroke Pines

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East to west

Where your Pembroke Pines home sits

  • The original city

    1960 core

    At incorporation the city was under a square mile, bounded by Pembroke Road and Hollywood Boulevard, on land that was mostly dairy fields.

    For your windows: These are the oldest houses in town, so original frames and odd-sized openings are common. We measure each one rather than assume a stock size.

    Pembroke Pines · A Look Back (city history)

  • West of Flamingo

    1980 annexation

    In 1980 the city annexed the land from Flamingo Road to US 27, which doubled its size and opened the west to subdivisions.

    For your windows: Most homes out here came later and sit in planned communities, so an association review usually comes before the city's.

    Pembroke Pines · A Look Back (city history)

  • SilverLakes

    Former quarry

    SilverLakes was established in 1990 on a former limestone quarry, keeping more than half of its first 1,200 acres as lakes, wetlands, and open space.

    For your windows: Lots that back onto the lakes can face more open exposure than an inland street, which we factor into the design pressure.

    SilverLakes HOA · About SilverLakes

  • Chapel Trail

    1990s master plan

    Chapel Trail, at the city's far western end past I-75, holds 19 subdivisions under 17 sub-associations. Some are gated and some aren't.

    For your windows: Two boards may weigh in, the sub-association and the master. We prepare both packets with the same product sheets.

    Chapel Trail Living · About Chapel Trail

  • Century Village

    55+ condominiums

    This large retirement community drew roughly 15,000 residents to the western part of the city as I-75 arrived in the 1980s.

    For your windows: Its buildings are condominiums, so the association's hurricane-protection specs decide frame color and style.

    Pembroke Pines News · from dairy farms to a major city

  • Pembroke Lakes

    1980s plat

    Broward County approved the Pembroke Lakes South plat in 1983 for 1,430 townhouses and 1,430 garden apartments on 527.6 acres north of Pembroke Road.

    For your windows: Attached homes share walls and often a building-wide look, so we check the association's specs before choosing a frame color.

    Broward County · Pembroke Lakes South plat staff report

  • Pembroke Falls

    Gated, lakes

    Its homeowners' association describes Pembroke Falls as a gated, master-planned community with many stocked lakes and an 18,000-square-foot clubhouse.

    For your windows: Lake-facing backs can see more open wind exposure, and the HOA reviews the product before the city application goes in.

    Pembroke Falls HOA

  • Silver Shores

    South side

    Silver Shores is a residential area on the city's south side, along the boulevard that shares its name near Pembroke Road.

    For your windows: We confirm whether your street has an association review before ordering, then measure every opening.

    Pembroke Pines · Commission Meeting Spotlight, June 20, 2012

  • Spring Valley and TownGate

    1990s growth

    The city added more than 70,000 residents between 1990 and 2000 as tracts like Spring Valley and TownGate filled in.

    For your windows: Homes from the same builder often share opening sizes, which can make ordering faster once the first one is measured.

    WLRN · Pembroke Pines mayor looks back

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Permits, four layers

Permit steps for a Pembroke Pines home

Here is the order the paperwork runs in on a typical Pembroke Pines job.

  1. 1

    HVHZ approval for each opening

    Each unit needs a Miami-Dade NOA or an HVHZ Florida approval that covers its size and pressure. Those approval documents travel with the application.

    FBC 2023 §1626 (HVHZ impact tests)
  2. 2

    Association sign-off

    Century Village condos follow §718.113(5); Chapel Trail and SilverLakes HOAs follow §720.3035(6). Either way the board sets code-compliant specs, which may cover color and style, and can't turn down windows that conform to them.

    Florida Statutes §720.3035(6) (homeowners' associations)
  3. 3

    Development HUB filing

    We submit to the city's Building Department at the Charles F. Dodge City Center through the Development HUB, where reviews and site visits are scheduled.

    Pembroke Pines · Development HUB
  4. 4

    Final approval and closeout

    After the field visit passes, the city's Building Official or permit technicians record the final sign-off and close the permit.

    Pembroke Pines · Permit technicians

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Before you sign

Choosing an impact window company in Pembroke Pines

Run these five checks. Out west, a good installer also has to get the HOA paperwork right the first time.

  • Licensed GC

    Florida certified general contractor CGC-1533058. Search it on the state DBPR portal.

  • Permit in our name

    We file in the Development HUB and stay on it until the city closes 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.

  • Coverage on file

    HOA managers in Chapel Trail and SilverLakes often ask for proof of insurance. Ours includes liability, workers' comp, and a bond.

  • 4.8 on Google

    See 258 reviews scored 4.8 on average, the critical ones included.

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Windows and doors for Pembroke Pines homes

Single-hung units suit the original ranch houses, rollers fit wide openings over kitchen counters, and big fixed panes face many of the lakes out west. Every unit has laminated glass.

French doors, sliders, fiberglass entries, and garage doors are all part of our lineup. In the HVHZ, 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 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

Pembroke Pines impact window questions

Which office handles window permits in Pembroke Pines?

The city's Building Department at the Charles F. Dodge City Center. We submit everything for you.

What is the Development HUB?

Pembroke Pines' online permitting portal. Applications, reviews, and scheduling of the city's site visits run through it.

Who gives the final approval in Pembroke Pines?

The city's Building Official or its permit technicians record the final sign-off once the field visit passes, and the permit is closed.

I live in Chapel Trail. How many approvals do I need?

Often two: your subdivision's sub-association and the Chapel Trail master. We send both the same product sheets so nothing conflicts.

Does a SilverLakes lake lot change the windows?

It can. Open water behind the house may raise the wind exposure on that side, so we size the pressure rating for each wall.

My condo is in Century Village. Who picks the frame color?

The condo board, through its hurricane-protection specs. Under §718.113(5), if your condo documents require approval, the board can't refuse windows that conform to those specs, though it can hold you to the building's existing look.

Are hurricane windows and impact windows the same here?

Yes. In Pembroke Pines the two names mean one thing: a laminated unit with an HVHZ approval for its opening.

What does a single window cost in Pembroke Pines?

Usually $800–$1,800 with installation. A 37 by 63 inch single-hung, the most common size on older homes here, runs about $1,100.

Do you install impact doors in Pembroke Pines?

Yes, including patio sliders for the lake-facing backs of many western homes. In the HVHZ, our hinged impact doors (French and entry doors) swing out. Sliding glass doors and garage doors don't swing.

Is a notice of commencement needed?

For any job over $5,000, yes. You sign; we record it.

My house is in the original part of the city. Is it different?

Older east-side homes often have non-standard openings and original frames, so we measure every one before ordering.

What about warranty coverage?

The lifetime labor warranty covers you, the original owner. It doesn't pass to a new owner if you sell. Glass and hardware also carry the manufacturer's terms.

How fast can I get a price?

After a free measure at your Pembroke Pines home, the itemized quote usually follows within 24–48 hours.

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 Broward is in the HVHZ, with 170 mph design wind for a Risk Category II home.

  • Up to 30 feet: the large-missile test, a 9-pound 2x4 fired at 50 feet per second.
  • Above 30 feet: the small-missile test, 2-gram steel balls at 130 feet per second, and BORA Formal Interpretation #24 asks for a sealed, site-specific design.

Sources: FBC 2023 §1620 (HVHZ wind loads) · ASCE 7 (Minimum Design Loads, adopted by the FBC) · FBC 2023 §1626 (HVHZ impact tests) · BORA Formal Interpretation #24 (window retrofits)

Association layers, notice rules, and the 1992 storm that reshaped the city. Tap a topic.

HOAs and condosMaster and sub-associations

  • Big western communities often have a master association plus a sub-association for each subdivision.

  • Condos (§718.113(5)): the board must adopt hurricane-protection specs that meet the building code, which may include color and style. Where the documents require approval, it may not refuse a unit owner's installation that conforms, though it can require the building's existing unified look.

  • HOAs (§720.3035(6)): the board or architectural committee must adopt code-compliant specs, which may cover color and style, and may not deny an application to install or replace impact windows and doors that conform. It can also require the community's existing unified look.

  • We match the board's approved color and glass before the city application goes in.

Sources: Chapel Trail Living · About Chapel Trail · Florida Statutes §718.113(5) (condominiums) · Florida Statutes §720.3035(6) (homeowners' associations)

PaperworkNotice of commencement

  • A recorded notice of commencement is required on improvements over $5,000.

  • You sign it; we record it and post it before work starts.

Source: Florida Statutes §713.135

Storm historyAfter Hurricane Andrew

  • Andrew's 1992 damage in south Miami-Dade sent thousands of families north, and many settled in new Pembroke Pines subdivisions.

  • That wave is why so much of the western housing dates from the 1990s.

Sources: Pembroke Pines · A Look Back (city history) · FIU / Broward MPO · Pembroke Pines community report

Design winds and the missile tests for every Broward city are laid out on Broward 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 opening, note lake or open-field exposure, and pull your HOA's color and style rules.

  4. Permit

    After the association approves, we file the permit in the Pembroke Pines Development HUB.

  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. City closeout

    Once the field visit passes, the city's Building Official or permit technicians record the final sign-off and close the permit.

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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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