Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterFast, Reliable Windows & Doors Across North Lauderdale
Window and door replacement in North Lauderdale usually means working on a pre-1994 concrete block home with openings that haven’t been touched since the Carter administration. We know that because we’ve opened dozens of walls here, and the framing rarely matches the paper. A standard window swap in North Lauderdale runs $4,500-$15,000, and impact-rated work starts around $8,000. Call (877) 610-1318 and we’ll walk the house with you, measure the actual openings, and give you a written line-item quote before any work starts.
We’re Barrett & Sons Construction. Tom Barrett started this company in 1998, and his sons run the crews today. Scheduling for North Lauderdale is coordinated from our South Florida office, and the people who show up at your door live close enough to know the difference between a Tamarac lot and a North Lauderdale lot. That matters more than you’d think when you’re dealing with a 1970s slab home and a building inspector who remembers every unpermitted screen enclosure in the neighborhood.
Key takeaways for North Lauderdale homeowners:
- Most homes here are CBS construction from the 1970s and 1980s, built before modern wind-mitigation code.
- Broward County requires a Notice of Commencement for structural window and door work, and we file it every time.
- Impact windows and doors are an insurance-driven decision in North Lauderdale, not a cosmetic upgrade.
- We write change orders before any extra work happens. No surprise invoices.
- Free estimates, second opinions on written bids, and a 90-Day Done Right Promise on every job.
Why Barrett & Sons Construction Is North Lauderdale’s Preferred Windows & Doors Company
North Lauderdale is not Margate or Tamarac. The housing stock is older, the lots are tighter, and the permitting office knows this city’s history of 1980s add-ons that never got filed. When you hire us, you’re hiring people who understand that before we can hang a new impact door, we may need to deal with the unpermitted screen enclosure attached to it. We’ve done it. We know how to get it resolved without leaving an open rough-in exposed to a summer thunderstorm.
Our customers in North Lauderdale tend to find us two ways: a neighbor on the same street who already used us, or a phone call after a national company quoted one number and then sent a change order for double. Tom Barrett publishes his name, his address, and his license number. Look him up. Then call (877) 610-1318 and a live person answers, 24/7.
We don’t send a salesperson with a binder and a closing script. You talk to the same people who will be on the job. Every price change lands as a written change order before a nail moves. Every eligible job gets permits pulled and inspections signed. And every window or door we install is backed by our 90-Day Done Right Promise. If it’s not right, Tom comes back and makes it right. One call.
We also honor four standing offers that don’t change from year to year: $40 off any repair over $200, free second opinions on written estimates, no trip charge inside the county, and a permanent 10% discount for seniors and veterans. That’s it. We don’t invent discounts to close a sale.
Our Windows & Doors Services in North Lauderdale
The work we do most often in North Lauderdale falls into a few clear categories. Here’s what that looks like on the ground, not in a brochure.
Window Replacement
Most North Lauderdale homes still have their original single-pane aluminum windows from the late 1970s or early 1980s. Those frames leak air, collect condensation, and do almost nothing in a wind event. Replacement in this market runs $4,500-$15,000 depending on how many openings and whether you’re going with standard insulated glass or impact-rated units. We measure every opening individually, because on a 50-year-old slab home, no two rough-ins are perfectly square.
Window Installation
New construction or addition work in North Lauderdale means new window installation, not replacement. We tie new openings into the existing block wall, flash them for South Florida rain, and pull the Broward County permits before we cut anything. On a slab-on-grade lot with a high water table, the flashing details matter more than the glass. Water wants to get in here, and it will find any path you leave open.
Door Installation
Entry doors, side doors, and doors that lead to a back patio all take a beating in this climate. We install pre-hung steel and fiberglass doors, repair rusted frames, and replace rotted sill plates. In North Lauderdale, the most common door problem we see is a rusted steel frame on a block wall that was never properly flashed in 1975. We fix it right, with treated sill plate and modern sealant, not caulk over rust.
Impact Windows & Doors
This is the work that keeps North Lauderdale homeowners on the phone with us. Florida’s insurance market has forced thousands of households here to retrofit impact-rated openings just to keep a policy. We install Simonton and PGT impact windows and impact sliding glass doors that meet current Florida Building Code wind-mitigation standards. A typical whole-home impact window package runs $8,000-$25,000 in North Lauderdale. It’s a big number, but it’s the number that keeps your insurer from dropping you, and we’ll give you a written, line-item quote with no allowance games.
Trusted Brands We Service in North Lauderdale
We install and service Simonton, PGT, and CGI impact products, and we work with Ply Gem for standard insulated window lines. These are brands with factory engineering behind them, not mystery glass off a van. When a PGT impact slider needs a new roller assembly or a Simonton window needs a replacement sash clip, we can order it direct. We don’t have to tell you it’s “backordered forever” while your opening sits open. For North Lauderdale customers, that means faster turnaround and a product you can actually look up before you sign.
Common Windows & Doors Problems We See in North Lauderdale Homes
Every city has its own failure patterns. In North Lauderdale, the problems come from age, construction method, and water. Here’s what we find most often:
- Rusted steel door frames on 1970s block homes. The original builder set the steel frame directly against concrete block with no flashing. After fifty years of South Florida humidity and afternoon downpours, the frame rusts through and the door stops sealing. We cut out the old frame, repair the opening, and install a properly flashed pre-hung unit.
- Single-pane aluminum windows with failed glazing. These original windows flex in wind, leak air, and fog up permanently once the seal goes. In a pre-1994 home, that’s a wind-mitigation liability, not just an energy bill issue.
- Improperly flashed openings that let water in behind the stucco. On a flat lot with a high water table, even a small leak wicks into the block and rots the sill plate. By the time you see the stain, the damage is already done.
- Unpermitted screen enclosures attached to exterior doors. North Lauderdale inspectors know this city’s building history. If you have a 1980s screen room that was never permitted and it’s attached to the wall where we’re installing a new door, the inspector can fail the final. We handle the retroactive permit work, not just the window.
Pricing for Windows & Doors in North Lauderdale, FL
Here’s what you should expect to pay for the most common window and door work in North Lauderdale, based on current market conditions and the housing stock we actually see here:
| Service | Typical North Lauderdale Range |
|---|---|
| Impact Window Installation | $8,000 - $25,000 |
| Window Replacement | $4,500 - $15,000 |
| Sliding/Patio Door Replacement (Impact-Rated) | $8,000 - $25,000 |
| Entry Door Installation | $4,500 - $15,000 |
What actually drives the price on a North Lauderdale job is the condition of the rough opening, whether the inspector flags an old unpermitted addition, and how tight the access is. A single window on an open side yard costs less than the same window on a zero-lot-line wall where we’re working from a ladder and staging materials two streets over. That’s the honest version. Call (877) 610-1318 for a free estimate with real numbers, written down.
We Also Serve Cities Near North Lauderdale
We’re based close enough to run crews in North Lauderdale every week, and we also work throughout the surrounding area. Our Windows & Doors in North Lauderdale customers often ask us to help family in Margate, Tamarac, Coconut Creek, and Pompano Beach, and we do, with the same written quotes and permitting process. The same crew that works your street can be at your son’s house in Tamarac the same week.
Working on a Tight North Lauderdale Lot: Staging, Permits, and Neighbours
Almost every home in North Lauderdale sits on a small lot with a slab foundation and a shallow front setback. That changes how we run a window and door job, and if a contractor doesn’t mention it before they start, they haven’t done much work in this city. We stage materials the way the lot allows. Sometimes that means loading the driveway and running a tarp corner to the edge of the property with the neighbor’s agreement. Sometimes it means bringing glass panels in through the front door one at a time instead of stacking them on the lawn. We plan access before we write the estimate, because access is a real cost line. If we can’t get a truck close enough, we carry. If we carry, the quote says so in writing.
But the bigger issue in North Lauderdale is permitting and the age of the structure. Because virtually every North Lauderdale home is a pre-1994 CBS structure on a slab with a high water table, any window or door replacement that touches the opening means exposing unstrapped block and corroded headers. Broward County inspectors here routinely flag unpermitted 1980s screen enclosures or room additions before they’ll sign off on new fenestration. That means a “simple” window swap can turn into a retroactive permit filing, and if your contractor didn’t file a Notice of Commencement on day one, the job gets red-tagged with an open rough-in exposed to a summer downpour. We file the Notice of Commencement before the first cut. Every time.
Here’s what this looks like in the real world. On a tight lot off SW 10th Court, we replaced a sliding patio door with an impact-rated unit and found the original 1978 rough-in had no header strap and the subfloor flange sat on rotten sill plate. Our crew pulled the permit, staged materials on the driveway and a neighbor-approved tarp corner, and wrote the change order for the retrofit strapping before closing the wall. Inspection sign-off came two days later, because the Notice of Commencement and the drawings were already in the file. That’s how it’s supposed to work. It’s how we work every time.
We also respect the noise and work-hour rules. North Lauderdale is dense; your neighbor’s bedroom window is maybe twenty feet from your side wall. We don’t run demolition at 7 a.m. on a Saturday. We don’t leave debris in the street. We keep the job clean, the neighbors informed, and the city happy, because the building inspector is going to walk this project, and we want him on our side.
Serving North Lauderdale, FL - Our Local Coverage Area
We’re based in the North Lauderdale 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 North Lauderdale
Yes, in almost every case. Broward County requires a Notice of Commencement for any structural work, and replacing a window in a concrete block wall is structural work. We file it before we start, every time. If your contractor skips it and the inspector catches the open wall, the job gets red-tagged and you’re left with a hole in your house during hurricane season. Call (877) 610-1318 if you’re not sure whether your job qualifies, and we’ll walk you through it.
We plan the staging as part of the quote, not as an afterthought. On a small lot, that usually means the driveway holds the panels and the neighbor’s tarp corner holds the debris container, with their written okay before we start. We also sequence the work so we’re only exposing one or two openings at a time. You’re never left with half the house open to the weather, and the neighbors never come home to a crew blocking a shared driveway.
In North Lauderdale, impact-rated windows and doors are a wind-mitigation credit, and that directly affects what insurers will write and what they’ll charge. A pre-1994 CBS home with original single-pane aluminum windows is a red flag to an underwriter. A home with PGT or Simonton impact units and the inspection report to prove it is a different conversation. We can’t promise a specific dollar amount off your policy, but we can give you the documentation your insurer needs to apply the credit. That’s the part most contractors skip.
Yes, and this is exactly what we deal with on nearly every North Lauderdale job. A 40-year-old slab home settles. Block walls shift. The old aluminum frame hid a lot of that movement. We measure each opening, shim and square the new frame properly, and flash it for South Florida water conditions. The seal will be tighter than the original, because we’re not trying to squeeze a new window into an old, out-of-square hole and hope for the best.
We do, and it happens more often in North Lauderdale than anywhere else we work. The city knows this housing stock, and inspectors are trained to spot 1980s screen enclosures and add-ons that were never filed. If your existing enclosure is tied to the wall where the new door goes, the final inspection can fail until that enclosure is permitted or removed. We handle the paperwork, the drawings, and the conversations with the building department. It adds time and cost, but it’s the only way to get a clean sign-off. Call (877) 610-1318 and we’ll tell you honestly what you’re looking at before we start.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving North Lauderdale and surrounding Broward County communities since 1998.