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 Key Biscayne
If your windows are fogging between the panes, sticking in the frame, or letting salt air seep through worn seals, you already know the problem doesn’t fix itself on this island. Window replacement in Key Biscayne typically runs $4,500-$15,000 depending on how many openings you’re addressing, and impact-rated installations start around $8,000 for a full retrofit. We’re Barrett & Sons Construction, and we’ve been doing this work long enough to know that a Key Biscayne home demands a different standard than a mainland house. Call Tom’s team at (877) 610-1318 and we’ll give you a straight answer and a written scope before anyone picks up a pry bar.
Why Barrett & Sons Construction Is Key Biscayne’s Preferred Windows & Doors Company
We’re not a franchise dispatching strangers from a call center in another state. Tom Barrett founded this company in 1998, and his sons run crews on-site most days. When we say we know Key Biscayne, we mean we’ve hauled Andersen and Marvin units across the Rickenbacker Causeway enough times to plan around the toll, the traffic, and the afternoon downpour that can turn a delivery into a scramble. Our crew members are background-checked and uniformed, and the phone is answered by a live person 24 hours a day, seven days a week.
The homes here were rebuilt hard after Hurricane Andrew in 1992 destroyed or severely damaged a large share of the island’s single-family stock. That means most of what we work on dates from 1993 to 2008, built to post-Andrew code with concrete-block construction and impact-rated openings. But seals dry out, rollers wear down, and those aging impact windows eventually lose their NOA certification currency when replacements are needed. A local reputation in Key Biscayne is built one permit inspection at a time, and we pull permits and sign off on every eligible job. The permit inspector works for you, not for me. That’s why I like him.
Tom publishes his name, his address, and his license number. Look it up before you sign anything. We think you should. And every completed job carries our written 90-Day Done Right Promise. If it’s not done right, one call brings Tom back.
Our Windows & Doors Services in Key Biscayne
Window Installation
New construction or retrofit, we install windows that can handle what Key Biscayne throws at them. That means Miami-Dade County NOA-approved products, not just Florida Product Approval stamps that won’t pass the permitting desk. We set the opening, flash it correctly for wind-driven rain, and make sure the drainage plane actually drains. When you call us for a free estimate, you’ll hear the word “flashing” from us before you hear it from an inspector.
Door Installation
Exterior doors on this island fail fast when rushed. Salt air eats untreated hinges, humidity swells cheap jambs, and a door that’s plumb on the mainland can rack out of square within one season here. We hang doors that close clean and seal tight, whether you’re replacing a front entry off Crandon Boulevard or a rear door facing the bay. Sliding glass doors, French doors, and single entries all get the same attention to header load and weatherproof pan.
Window Replacement
You’ll know it’s time when you can hear the ocean from inside a closed house or feel a draft near the sill on a January morning. We pull the old unit, inspect the rough opening for hidden rot or termite tracks (common in older Key Biscayne homes near the water), and install the new window to the manufacturer’s exact tolerance. A typical replacement project in Key Biscayne runs $4,500-$15,000, and we’ll give you a line-item price up front.
Impact Windows & Doors
This is the work that matters most on a barrier island. Every window and door in Key Biscayne must carry a Miami-Dade Notice of Acceptance, a separate and stricter product vetting process beyond standard Florida state approval. We install impact-rated units that meet HVHZ requirements, which means your openings are tested as a system, not just individual components. Impact window installation here typically runs $8,000-$25,000. If your current glass is original to a 1990s rebuild, it may not meet current code for a like-for-like replacement. We’ll tell you that before you spend a dime.
Trusted Brands We Service in Key Biscayne
We carry Andersen and Marvin on windows, and we install them the way the manufacturer requires so the warranty stays intact. For door hardware and threshold systems, we use brands whose marine-grade finishes don’t pit after two seasons of salt spray. We keep common replacement parts stocked for Key Biscayne customers, which means when your slider roller disintegrates or a hinge screw strips, we’re not waiting on a distributor in Doral to ship parts across the causeway. That saves you days, not hours. If you’re also planning exterior work, our Fence Installation in Key Biscayne team can coordinate so your property stays secure while openings are open.
Common Windows & Doors Problems We See in Key Biscayne Homes
- Salt-corrosion on tracks and hinges. Oceanfront and bayfront homes accelerate metal oxidation. We regularly replace aluminum window tracks and steel hinges that look fine from three feet away but have lost their structural bite.
- Fogged double-pane glass. Once the seal fails between panes, trapped humidity turns to permanent haze. It won’t clear on its own, and in a buyer’s inspection, it becomes a negotiating chip against you.
- HVHZ code non-compliance on older openings. Some 1990s-era impact windows no longer meet current Miami-Dade NOA requirements for replacement. If a neighbor, a roofer, or a handyman physically installed glass without a permit, the next sale or insurance renewal can trigger a correction.
- Swelling and binding from island humidity. Key Biscayne’s summer moisture makes wood jambs and hollow-core doors expand. We see interior doors that won’t latch by August, then shrink back by January. It’s not the house settling. It’s the material choices.
Pricing for Windows & Doors in Key Biscayne, FL
Here’s what we quote, and we stand behind these numbers in writing before any scope change touches the job. Window replacement in Key Biscayne runs $4,500-$15,000. Impact window installation runs $8,000-$25,000. A single door replacement, including removal and re-flashing, typically falls between $1,800 and $6,500 depending on the opening size and whether we’re matching an existing impact rating. If you’re looking at sliders or patio door systems, expect $5,000-$14,000 for a full retrofit. These are real ranges for this island, not mainland Miami prices. We don’t pad allowances. Every scope, every allowance, every price change arrives as a written change order before work happens. Call (877) 610-1318 for a free estimate, and we’ll put your exact numbers on paper.
We Also Serve Cities Near Key Biscayne
Our Windows & Doors in Key Biscayne crews also cover Coconut Grove, Coral Gables, Miami Beach, and Miami. The same NOA-compliant products, the same written change orders, the same owner-operated crew. If you’re on the bay side in Coconut Grove or up toward Coral Gables, call (877) 610-1318 and ask for Tom. While we’re on your property, our Driveway & Pavers in Key Biscayne team can also take a look at your entry and walkways.
Serving Key Biscayne, FL - Our Local Coverage Area
We’re based in the Key Biscayne 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 Key Biscayne
We schedule Key Biscayne work around the causeway, not the other way around. A typical first visit for a free estimate happens within one to three business days depending on your block and our current load. Emergency openings, like a shattered pane or a door that won’t secure after a break-in, get priority dispatch that same day. Call (877) 610-1318 and a real person answers.
Yes. We work in the Village near Crandon Boulevard, in the single-family neighborhoods off Harbor Drive, and in the older high-rise condominiums along the ocean side. Those 1960s and 1970s concrete towers have their own glass and frame logistics, and we coordinate with building management on freight elevator scheduling and hoisting permits. Your building’s rules don’t slow us down.
Generally, yes by 10 to 20 percent, mostly because of delivery logistics across the Rickenbacker Causeway and the stricter Miami-Dade NOA requirement on every product we order. A mainland contractor who quotes you a Broward price and then discovers the NOA issue will either eat the delay or hit you with a change order. We price it correctly the first time. Call (877) 610-1318 and we’ll show you the line items.
No. Not without your signature on a written change order first. That’s our rule and it has been since 1998. If we find hidden damage behind an old jamb, we stop, show you photos, and give you a written scope before we spend another hour on the clock. An allowance that isn’t on paper is a surprise waiting for a date.
You get the manufacturer’s warranty on the product, installed correctly so that warranty isn’t voided. On top of that, every Barrett & Sons job carries our 90-Day Done Right Promise. If something’s wrong within 90 days, one call brings Tom back. We also offer a free second opinion on any written estimate you’ve already received, and a permanent 10% discount for seniors and veterans. Call (877) 610-1318 to schedule your free estimate.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Key Biscayne since our founding in 1998.