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Siesta Key, Sarasota County

Impact windows and doors in Siesta Key

Stretching eight miles between the Gulf of Mexico and Roberts Bay—where Category 3 Hurricane Milton made landfall on October 9, 2024—Siesta Key requires impact windows and doors engineered for a 160 mph ASCE 7-22 Risk Category II design wind speed in Exposure D. We permit through Sarasota County Planning and Development Services, averaging around $900 per window.

Get a quick quoteCall 754-800-4115

Siesta Key at a glance

Siesta Key in numbers

Siesta Key homes

We know Siesta Key homes

From the quartz-sand beachfront condominiums along Beach Road and Midnight Pass Road at Crescent Beach to the deepwater sailboat canals of the Grand Canal and the mid-century modern estates of the Sanderling Club near Point of Rocks, every home on Siesta Key faces open salt water. Outside the HVHZ, the FBC 8th Edition Wind-Borne Debris Region requires a state Florida Product Approval (FL#) or optional Miami-Dade NOA rated for 160 mph ASCE 7-22 design wind speeds and Exposure D.

Under Sarasota County Code Chapter 54, Article XXIII (Marine Turtle Protection), all new and replacement glass visible from the beach must carry a visible light transmittance of <= 0.45 (45% VLT) during the May 1–October 31 nesting season. Most of the barrier island lies in unincorporated Sarasota County and permits via Accela at 1001 Sarasota Center Boulevard, while a northern Bay Island slice falls inside City of Sarasota limits (1565 1st St). Call 754-800-4115 for a free measure and a written quote in 24–48 hours.

We serve Sarasota County homes from our Fort Lauderdale office. Roofing is Miami-Dade, Broward and Palm Beach only.

Recent installs

Recent Republic jobs in South Florida

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Siesta Village to Point of Rocks

Siesta Key, enclave by enclave

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Permits, four layers

Siesta Key permit steps

Most of Siesta Key permits through Sarasota County Accela (1001 Sarasota Center Blvd); northern Bay Island permits with the City of Sarasota (1565 1st St).

  1. 1

    Condo board & VLT check

    We assemble your Beach Road or Midnight Pass condo packet and flag west-facing openings requiring <= 0.45 VLT turtle glass.

    Sarasota County Code · Ch. 54, Art. XXIII Marine Turtle Protection (<=45% VLT)
  2. 2

    160 mph Exposure D math

    Every window and balcony door is engineered for 160 mph barrier-island design wind speeds and Exposure D.

    Florida Building Code · 8th Edition (2023) § 1609 Wind Loads
  3. 3

    County Accela & Clerk filing

    Signed FL#/NOA packets upload to Sarasota County Accela (or 1565 1st St on north Bay Island) and the NOC records at 2000 Main Street.

    Sarasota County · Accela Citizen Access Online Permitting
  4. 4

    Island inspection

    A building inspector verifies 316 stainless anchors and turtle-glass labels on site before logging inspection approval.

    Sarasota County · Planning & Development Services (1001 Sarasota Center Blvd / 4000 S Tamiami Trl)

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Before you sign

Choosing a Siesta Key impact window company

At the exact landfall point of 2024 Hurricane Milton, choose a licensed contractor that engineers for 160 mph Exposure D pressures, supplies <= 0.45 VLT sea-turtle glass under County Code Ch. 54, and manages your condo board and Sarasota County Accela permit.

  • State license

    Republic holds Florida licenses CBC1269226 and SCC131153629, active in Sarasota County Accela and with the City of Sarasota Building Department.

  • Sarasota County Accela filing

    We prepare your Beach Road or Midnight Pass Road condo board package, verify <= 0.45 VLT turtle-glass specs, and file your 160 mph Exposure D permit in Sarasota County Accela.

  • 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

    Named insurance certificates and workers' compensation coverage are provided for every Siesta Key condominium association and Sanderling Club submittal.

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October 9, 2024: Category 3 Hurricane Milton's direct landfall at Siesta Key

On the evening of October 9, 2024, Category 3 Hurricane Milton made official landfall directly at Siesta Key with 120 mph sustained winds, just 13 days after Hurricane Helene drove record Gulf storm surge across Beach Road, Siesta Key Village, and Midnight Pass Road.

Every property on Siesta Key lies in FEMA Special Flood Hazard Areas (Zones VE and AE). In flood zones, if your permitted improvements reach 50% of the building's market value, the structure must meet current flood elevation standards—though a standalone window and door replacement in a condominium unit or elevated home rarely approaches that cap.

Windows and doors for Siesta Key homes

In multi-story condominium towers along Beach Road and Midnight Pass Road (such as Gulf & Bay Club, Horizon West, Siesta Dunes, and Fisherman's Cove), upper-floor openings above 30 feet require ASTM E1996 small-missile impact ratings, high cyclic corner-zone design pressures (+80/-105 PSF+), and board approval under Fla. Stat. § 718.113(5). Along the Grand Canal, Bayou Louise, and the Sanderling Club, we pair AAMA 2605 coastal aluminum frames and 316 stainless steel hardware with <= 0.45 VLT solar Low-E laminated glass.

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 7 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

Siesta Key impact window questions

What design wind speed applies on Siesta Key?

Official ASCE 7-22 Risk Category II maps place all of Siesta Key at a 160 mph barrier-island design wind speed with coastal Exposure D pressure calculations.

Where did Hurricane Milton make landfall in October 2024?

The National Hurricane Center recorded Category 3 Hurricane Milton's official landfall directly at Siesta Key on October 9, 2024 with 120 mph sustained winds, two weeks after Hurricane Helene's September 26 storm surge.

Is <= 0.45 VLT sea-turtle glass mandatory on Siesta Key?

Yes—under Sarasota County Code Chapter 54, Article XXIII, all new and replacement windows and glass doors visible from the beach must have a visible light transmittance of <= 0.45 (45% VLT) during the May 1–October 31 nesting season.

Which building department permits Siesta Key homes and condos?

The vast majority of Siesta Key is unincorporated Sarasota County and permits through Sarasota County Planning and Development Services at 1001 Sarasota Center Boulevard via Accela; parcels on the northern tip of Bay Island inside city limits permit through the City of Sarasota Building Department at 1565 1st Street.

Does Republic offer roofing on Siesta Key?

No—on Siesta Key we install impact windows and exterior doors only. Roofing is Miami-Dade, Broward and Palm Beach only.

Is a Florida Product Approval (FL#) accepted or is a Miami-Dade NOA required?

Because Sarasota County sits outside the HVHZ, a state Florida Product Approval (FL#) rated for 160 mph Exposure D pressures satisfies code, and a Miami-Dade NOA is accepted as an optional equivalent.

How does the FEMA 50% rule work in Flood Zones VE and AE?

Under FEMA substantial improvement rules, if cumulative permitted renovations reach 50% of the structure's market value, the building must meet current flood elevation standards; a window and door replacement alone rarely approaches 50%.

How do Beach Road and Midnight Pass Road condo board approvals work?

Under Fla. Stat. § 718.113(5) for condominiums and § 720.3035(6) for associations like the Sanderling Club, boards regulate frame color and grid configuration while approving code-compliant impact glass. We prepare your complete board submittal.

How do owners earn OIR-B1-1802 windstorm insurance discounts?

Once every exterior opening—including balcony sliders, windows, and entry doors—is impact-protected and passes final inspection approval, a wind-mitigation inspector signs Form OIR-B1-1802 for mandatory § 627.0629 insurance credits.

What labor warranty covers the installation?

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

Sarasota County is outside the HVHZ. Its Risk Category II wind map runs from 150 to 160 mph, above the 140 mph mark that puts the entire county in the wind-borne debris region.

  • Up to 30 feet: the large-missile test of ASTM E1996.
  • Above 30 feet: the small-missile test of the same standard.
  • Each unit needs a Florida Product Approval, or a Miami-Dade NOA, covering its size and design pressure.

Sources: Sarasota County · FBC 8th Edition ASCE 7-22 Wind Contours · FBC 2023 §1609 (protection of openings) · Florida Statutes §553.842 (product approval)

Hurricane Milton's October 9, 2024 landfall, County Code Ch. 54 turtle tint, and 160 mph Exposure D engineering.

Barrier island160 mph Exposure D design wind speed

  • All of Siesta Key sits on the 160 mph ASCE 7-22 Risk Category II design wind speed contour in Exposure D.

  • Condominium stories above 30 feet along Beach Road and Midnight Pass Road use high-rise corner-zone tables.

  • 316 stainless hardware and AAMA 2605 coastal coatings protect against Gulf salt spray.

Sources: Sarasota County · FBC 8th Edition ASCE 7-22 Wind Contours · Florida Building Code · 8th Edition (2023) § 1609 Wind Loads · Florida Statutes § 553.842 (Product Approval)

Milton & turtlesDirect Oct 9, 2024 landfall & <= 0.45 VLT glass

  • Category 3 Hurricane Milton made official landfall at Siesta Key on October 9, 2024 with 120 mph sustained winds, 13 days after Helene's surge.

  • 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.

  • County Code Ch. 54, Art. XXIII mandates <= 0.45 (45%) VLT on all beach-visible glass (May 1–Oct 31).

Sources: National Hurricane Center · Hurricane Milton Siesta Key Landfall Report (2024) · National Hurricane Center · Hurricane Helene Storm Surge Archive (2024) · Sarasota County Code · Ch. 54, Art. XXIII Marine Turtle Protection (<=45% VLT)

County vs. Bay Island1001 Sarasota Center Blvd & 1565 1st St

  • Unincorporated Siesta Key files via Sarasota County Accela at 1001 Sarasota Center Boulevard.

  • Northern Bay Island parcels inside municipal limits file with the City of Sarasota at 1565 1st Street.

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

Sources: Sarasota County · Planning & Development Services (1001 Sarasota Center Blvd / 4000 S Tamiami Trl) · City of Sarasota · Development Services / Building Division (1565 1st St) · Sarasota County Clerk of the Circuit Court · Official Records & NOC (2000 Main St)

Condos & creditsCondo boards, Sanderling Club & 1802 discounts

  • Condo associations and the Sanderling Club review submittals under § 718.113(5) and § 720.3035(6).

  • Climate Zone 2 caps solar heat gain at 0.25 SHGC and U-factor at 0.40.

  • Full-unit opening protection qualifies for § 627.0629 insurance discounts on Form OIR-B1-1802.

Sources: Florida Statutes § 718.113(5) (Condominium Hurricane Protection) · Florida Statutes § 720.3035(6) (HOA Architectural Parcels) · Florida Building Code · Energy Conservation Climate Zone 2 (SHGC <= 0.25)

Compare Siesta Key with the rest of the county on Sarasota 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

    Our estimator measures every window and balcony slider, flags beach-visible openings requiring <= 0.45 VLT turtle glass, and calculates 160 mph Exposure D pressures.

  4. Permit

    We assemble your condo board or HOA packet, upload the signed FL#/NOA engineering set to Sarasota County Accela, and record the NOC with the Sarasota County Clerk.

  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

    A Sarasota County building inspector verifies 316 stainless anchors and turtle-glass labels on site and logs final 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

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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

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Reviews and licenses

Rated 4.8, licensed and insured

Google rating

4.8

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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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Service area

Counties we serve

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