Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterFast, Reliable Windows & Doors Across Kendall
Window and door replacement in Kendall costs $4,500 to $25,000 depending on scope, with impact-rated units running $8,000 to $25,000 and sliding patio doors between $3,000 and $10,000. Most Kendall jobs we complete in one to three days once materials arrive, and every job starts with a written line-item estimate so you know the number before we touch the house. If you live in the 33156 ZIP and you’re wondering whether your windows will hold up through the next hurricane season, call Barrett & Sons Construction at (877) 610-1318. We’ll send Tom Barrett or one of his sons to look at your openings, check the existing installation against current Miami-Dade code, and give you a straight answer and an honest price.
Why Barrett & Sons Construction Is Kendall’s Preferred Windows & Doors Company
We’re the owner-operated crew that answers our own phone. Tom Barrett founded Barrett & Sons in 1998, and his sons run the crews that work in Kendall every week. When you call (877) 610-1318, a live person answers, day or night, not a call center in another state. Ask for Tom directly. He’ll talk you through what you’re seeing before anyone schedules a visit.
Kendall homeowners have asked us to fix what national outfits left behind: windows ordered with the wrong approval numbers, doors installed without HOA sign-off, open permits that never got closed. Our process is built to make those problems impossible. Every scope of work is in writing. Every allowance is in writing. Every change order arrives on paper before a single nail moves. The permit inspector works for you, not for me, which is why we pull permits on every eligible job and stand there while the inspection happens.
You can verify all of it. Tom publishes his name, his address, and his license number. Look it up before you sign anything. Then ask anyone on your street whether Barrett & Sons showed up on time and did what the contract said. We live twenty minutes away. If something’s wrong, Tom wants to know about it. And every job carries our 90-Day Done Right Promise in writing: if it’s not done right, one call brings him back.
Key Takeaways:
- Every Kendall window and door replacement must carry a Miami-Dade NOA number. Florida Product Approval alone will fail inspection.
- Impact window installation in Kendall runs $8,000 to $25,000; standard replacement runs $4,500 to $15,000.
- We pull permits, pass inspections, and document every price change in writing before work proceeds.
- Free estimates. Call (877) 610-1318 and ask for Tom or one of his sons.
Our Windows & Doors Services in Kendall
We handle the full Windows & Doors scope for Kendall homes: window installation, door installation, glass replacement, and full openings rebuilt to current HVHZ standards. Here’s what most Kendall homeowners call us for.
Impact Windows & Doors
In Kendall’s 33156 ZIP, an impact window isn’t an upgrade. It’s the legal standard for any replacement opening, and it’s the single best investment you can make in a house that sits inside Miami-Dade’s High-Velocity Hurricane Zone. We install impact-rated windows and doors from Miami-Dade NOA-approved product lines, and we verify that approval number on every unit before it’s ordered. A window that carries only a Florida Product Approval number is legally non-compliant in Kendall. Inspectors fail those jobs on the spot, which means a reorder, a delay, and your old opening sitting exposed while you wait. We keep that from happening by checking the NOA before we order anything.
Sliding & Patio Doors
Kendall’s 1970s and 1980s tract homes often still have the original single-panel aluminum sliders, and they fail in predictable ways: fogged glass, rotted tracks, and frames that leak air in the middle of August. We replaced a sliding patio door in the Kendall Lakes neighborhood where the original 1979 slider had lost its seal and fogged between panes. The new impact-rated sliding glass door from a Miami-Dade NOA-approved line required retrofitting the rough opening with a load-bearing header that met current HVHZ roof-to-wall connection standards. We scheduled a mid-project inspection sign-off before closing the wall. The homeowner’s HOA required approval of the door’s finish color before installation, so our scope of work included a written change order specifying that selection after the architectural committee review. That’s what a proper Kendall door replacement looks like: code-compliant, HOA-approved, and documented at every step.
Window Replacement
Standard window replacement in Kendall runs $4,500 to $15,000 depending on the number of openings, the frame material, and whether you’re moving from single-pane to impact-rated glass. Homes built in the 1970s and 1980s, which make up most of the 33156 housing stock, often have original aluminum frames that were never designed for today’s wind loads. We replace those with modern units that meet current code and actually seal. The work includes removing the old window, repairing any water damage we find in the rough opening, installing the new unit, and trimming out the interior and exterior so it looks like it was always there.
Door Installation
Front doors, side doors, French doors, and patio sliders all get the same treatment: we check the rough opening, verify the NOA on the replacement unit, pull the permit, and install to HVHZ standards. For Kendall homes inside newer master-planned communities, we also check the HOA’s architectural guidelines before you order anything. If the HOA says the door finish must match the original, or the glass must be a certain tint, we document that in the scope and get written approval from the committee before installation begins. No stop-work orders, no forced reversals.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Kendall
We install premium-brand windows and doors from Andersen and Marvin, with impact-rated product lines that carry Miami-Dade NOA approvals for the HVHZ. We also carry Schluter and Sterling hardware and trim products so the interior finishing matches the quality of the glass. Materials you can look up, not mystery brands off a van. And because our crews work in Kendall every week, we’re able to source locally and turn around most window and door replacements without the six-week waits some national outfits quote.
Common Windows & Doors Problems We See in Kendall Homes
Different parts of Kendall throw different problems at their windows and doors. Here are the ones we see most often, from West Kendall ranch homes to the lakeside streets near Kendall Lakes and the newer developments around Country Walk.
- Fogged or failed seals on original sliders and picture windows. The 1970s and 1980s single-panel aluminum units lose their seal after a couple of decades, and Kendall’s heat and humidity make it worse. Once the glass fogs, the insulating value is gone and the only real fix is replacement.
- Windows without Miami-Dade NOA approvals. We see this on homes where a previous owner or a handyman installed a standard Florida Product Approval window. It cannot be grandfathered. If a Kendall inspector catches it during any other permitted work, you’ll be ordered to replace it.
- HOA conflicts on visible door and window changes. Communities like Kendall’s newer developments enforce architectural review on finish colors, glass tints, and door styles. Skip that review and you can get a stop-work order or a demand to reverse the work. We handle HOA documentation as part of every scope.
- Builder warranty violations from improper window retrofits. On newer master-planned homes, drilling into the subfloor or opening walls around an existing window can void the builder’s structural warranty. We confirm warranty terms and approved attachment methods before anyone touches the opening.
Pricing for Windows & Doors in Kendall, FL
Here’s what these projects actually cost in Kendall’s market. These are the ranges we quote for homes in the 33156 ZIP, and they include materials, labor, permit fees, and the written change order process.
| Project | Kendall Price Range |
|---|---|
| Impact Window Installation | $8,000 - $25,000 |
| Window Replacement | $4,500 - $15,000 |
| Sliding & Patio Doors | $3,000 - $10,000 |
The biggest driver in Kendall is impact rating. A standard non-impact window might cost half as much on paper, but it will fail inspection here. The NOA-approved impact units cost more because they’re built to survive a Category 5 wind event and the Miami-Dade testing process is the most expensive certification in the country. Other factors include the condition of the rough opening (older homes often hide rot or termite damage), the number of openings, and whether your HOA requires specific finishes or styles. Call (877) 610-1318 and we’ll give you a written line-item estimate specific to your house. Free. No trip charge inside the county.
We Also Serve Cities Near Kendall
Our Windows & Doors in Kendall service area includes nearby communities across southern Miami-Dade. We regularly work in Pinecrest, Glenvar Heights, South Miami, and Cutler. If you’re just outside the 33156 ZIP and need window or door work with the same NOA-compliant process, call (877) 610-1318 and we’ll let you know if we can take the job.
Serving Kendall, FL - Our Local Coverage Area
We’re based in the Kendall area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs - Windows & Doors in Kendall
Yes. Every replacement window or door installed anywhere in Miami-Dade County’s HVHZ must carry a Miami-Dade Notice of Acceptance number, regardless of the home’s age. A newer home doesn’t change the code requirement. The NOA applies to the product, not the structure, and Kendall inspectors check for it on every permitted window or door job. If the unit only has a Florida Product Approval number, the inspector fails it. Call (877) 610-1318 and we’ll verify the NOA on the units you’re considering before you order anything.
It can void portions of the warranty if the installation method conflicts with what the builder’s warranty terms require. Most builder warranties on Kendall’s newer master-planned homes require specific attachment methods and may prohibit drilling into structural members or modifying certain wall assemblies without written approval. We review the warranty terms before we write the scope, and we document every attachment method in the contract. If the warranty requires builder sign-off, we get it before work starts. That keeps your warranty intact and your inspection clean.
Typically, the HOA needs the product spec sheet with the Miami-Dade NOA number, the finish color or glass tint selection, and sometimes a rendering or photo mock-up of the proposed door. We prepare that package for you and submit it through the proper channel. Then we wait for written approval before ordering or installing anything. Skipping this step, even on a door that looks identical to the old one, can trigger a stop-work order or a forced reversal. We include HOA documentation in every scope for Kendall homeowners.
In most cases, no. The original aluminum frames from the 1970s and 1980s were not designed for the impact-rated glass Miami-Dade code requires, and the frames themselves often don’t meet current anchoring standards. Replacing only the glass, even with impact-rated panes, doesn’t satisfy the code unless the entire assembly carries the NOA. Most Kendall homeowners end up replacing the full window unit. There are rare situations where retrofitting the existing frame is viable, but it requires an engineer’s assessment and Miami-Dade approval, and it often costs close to what a full replacement would. Call (877) 610-1318 and we’ll tell you honestly whether your frames can stay.
Impact windows carry Miami-Dade NOA certification, which is the most expensive product approval process in the United States. The glass is laminated and tested to withstand Category 5 wind pressures and flying debris, and the frames are engineered with stronger anchoring to meet HVHZ roof-to-wall connection standards. All of that costs more to manufacture, and Kendall requires it. A standard Florida Product Approval window costs less up front, but it will fail inspection here, which means a reorder, additional labor, and your opening sitting exposed for weeks. In Kendall, the impact window is the only window that’s legal. Call (877) 610-1318 for an exact quote on your openings. Estimates are free.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Kendall since 1998.