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South Miami, Miami-Dade County

Impact windows and doors in South Miami

County GIS maps 23% of South Miami, a city of about 13,200 people, in a high-risk flood zone, mostly shallow-ponding zone AH. The city takes two NOA copies and two sealed calcs, or a generic wind-load table, through eTRAKiT; our impact windows average $800–$1,800 installed.

Get a quick quoteCall 754-800-4115

South Miami at a glance

South Miami at a glance

South Miami homes

We know South Miami homes

South Miami incorporated on June 1, 1927, and covers about 2.3 square miles.

The five Larkins Townsite plats, about 54 acres, are entirely zone X.

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 across the city

Where South Miami homes differ

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Permits, four layers

Permit steps for a South Miami home

South Miami accepts a generic wind-load table in many cases.

  1. 1

    Two copies

    Two NOA copies and two sealed calcs go in with a sketch or elevation.

    City of South Miami · Submittal requirements
  2. 2

    Wind-load table

    A generic wind-load table with scenarios is acceptable instead of custom calcs.

    City of South Miami · Submittal requirements
  3. 3

    eTRAKiT filing

    The permit is filed and tracked in eTRAKiT, with the office at 6130 Sunset Drive.

    City of South Miami · Building permit
  4. 4

    City sign-off

    Inspection approval from South Miami closes the permit.

    City of South Miami · Building permit

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Before you sign

Choosing a South Miami impact window company

Ask whether they'll use the wind-load table or sealed calcs.

  • State license

    CGC-1533058 is on our South Miami eTRAKiT account.

  • Table or calcs

    Two NOAs with a sketch or elevation.

  • 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

    We hand South Miami homeowners our certificates at the measure.

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Storm history and South Miami glass

Irma's gusts reached 80 mph in South Miami, per NWS Miami.

Twin Lakes is 92.3% zone AH and Cambridge Lawns 81.3%.

Windows and doors for South Miami homes

Houses and townhomes on small plats.

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

South Miami housing stock

South Miami residential parcels: 3,635. South Miami mix: 2,838 single-family, 729 condo units, 8 townhouses and 60 small multifamily.

South Miami median build year: 1959. South Miami pre-1992 share: 81%. South Miami 2002-and-later share: 17%.

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 South Miami 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

South Miami impact window questions

What does South Miami want with the permit?

Two NOA copies and two sealed calcs, with a sketch or elevation.

Can a wind-load table replace calcs?

Yes, a generic table with scenarios is acceptable.

Where is the Building Department?

6130 Sunset Drive; permits are filed in eTRAKiT.

How much of South Miami is a flood zone?

23%, mostly zone AH.

Is "hurricane windows" the South Miami term for Larkins Townsite impact glass?

Yes, South Miami reviewers at South Miami's Building Department, 6130 Sunset Dr and Larkins Townsite or Merion Park owners treat South Miami impact glass identically. Once filed in South Miami's eTRAKiT for your South Miami address near Cambridge Lawns, South Miami staff verify each laminated unit.

What's the South Miami installed price of a single-hung?

Plan on roughly $1,100 for a 37×63 South Miami single-hung, permitted and installed in South Miami. Across South Miami streets in Larkins Townsite, Merion Park, and Cambridge Lawns, your South Miami total reflects South Miami frame color, Larkins Townsite glass spec, and South Miami pressures filed with South Miami's Building Department, 6130 Sunset Dr via South Miami's eTRAKiT.

How quickly can you price my South Miami home?

Give us 24–48 hours after measuring; your South Miami quote lists every South Miami unit. Each South Miami proposal itemizes Larkins Townsite, Merion Park, and Cambridge Lawns opening sizes, South Miami wind-load table numbers, and South Miami's Building Department, 6130 Sunset Dr fees in South Miami's eTRAKiT.

What is the South Miami timeline from Larkins Townsite measure to South Miami closeout?

Manufacturing South Miami 175 mph HVHZ units for Larkins Townsite and Merion Park homes takes 4–8 South Miami weeks while South Miami's Building Department, 6130 Sunset Dr reviews your South Miami two copies in South Miami's eTRAKiT. Our South Miami crew finishes most Larkins Townsite, Merion Park, and Cambridge Lawns installs in 1–3 South Miami days before South Miami's etrakit filing and inspection approval.

Do you offer South Miami monthly payment options around Larkins Townsite?

Qualified South Miami buyers in Larkins Townsite, Merion Park, and Cambridge Lawns can pick 12-month no-interest South Miami terms, 10-year South Miami loans at 6.99% South Miami APR, or 20-year South Miami plans at 8.99% South Miami APR. We review South Miami monthly figures during your Larkins Townsite or Twin Lakes visit before placing your South Miami factory order.

South Miami NOC rules?

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

Do South Miami impact doors swing out?

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

Lifetime labor in South Miami?

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

Associations, recording, and Irma.

Condos and HOAsHouses and townhomes

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

  • §720.3035(6) bars South Miami HOAs from refusing compliant units.

Sources: Florida Statutes §718.113 · Florida Statutes §720.3035

PaperworkNotice of commencement

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

  • Recording and the South Miami posted copy are ours.

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

FEMA flood mapUnder a quarter mapped

  • County GIS shows 23% of South Miami in a high-risk zone, mostly zone AH.

  • Irma's gusts reached 80 mph in South Miami, per NWS Miami.

  • 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.

Sources: Miami-Dade County GIS · FEMA flood zones by municipality · NWS Miami · Hurricane Irma

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 South Miami opening and sketch the elevation.

  4. Permit

    We file two NOAs and the calcs or wind table in eTRAKiT.

  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

    South Miami closes the permit with inspection approval after the final visit.

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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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