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 Miami Beach
Window and door work in North Miami Beach is not like the same job in Fort Lauderdale, Hallandale Beach, or anywhere else in South Florida. The 33160 ZIP sits inside Miami-Dade County’s High Velocity Hurricane Zone, which enforces the strictest window and door product codes in the country. If you’re replacing jalousie windows on a 1960s concrete block house east of Biscayne Boulevard, or re-glazing a condo unit facing the Intracoastal, you need products with a Miami-Dade Notice of Acceptance (NOA) number, and you need a contractor who already knows that. Barrett & Sons Construction has been doing exactly this work since 1998. Call (877) 610-1318 and we’ll walk your project with you, line by line, before anything gets ordered.
Why Barrett & Sons Construction Is North Miami Beach’s Preferred Windows & Doors Company
Tom Barrett started this company in 1998 and his sons run crews today. That matters in North Miami Beach because the windows and doors on most homes here are not a simple swap-out job. You’re dealing with dual City of North Miami Beach and Miami-Dade County inspections, HVHZ product rules, and decades of salt air working on steel lintels and anchor bolts. We know what the inspectors here look for because we’ve sat through their stop-work orders on jobs where another contractor tried to slide in a Florida-statewide-approved product that lacked the county NOA number. We don’t make that mistake, and we don’t let our customers pay for it.
Our Windows & Doors team works throughout North Miami Beach, from the condo corridors near Sunny Isles Boulevard down to the older CBS neighborhoods along NE 163rd Street. We answer our own phone, we show up when we say we will, and every price change arrives as a written change order before a single nail moves. The 90-Day Done Right Promise is printed on every contract we hand a North Miami Beach customer. If something is not right, Tom comes back and makes it right. One call.
Our Windows & Doors Services in North Miami Beach
Window Installation
Most window installations in North Miami Beach are on homes built between the 1950s and 1970s. The original openings were framed for jalousie windows, which are not remotely close to HVHZ standards today. We install impact-rated windows with the required Miami-Dade NOA certification, and we check the framing and lintels around every opening before the new unit goes in. If the steel has corroded from salt air, we write the repair into a change order with a fixed price before we touch it.
Door Installation
Exterior doors in North Miami Beach face two problems at once: hurricane wind pressure and coastal salt air that eats standard hardware. We install impact-rated entry doors and sliding glass doors that meet Miami-Dade NOA requirements, and we use marine-grade fasteners and hinges that hold up within a mile of the Intracoastal Waterway. A door that passes code in Broward County may not pass here, and we’d rather flag that before the inspector does.
Window Replacement
Window replacement in North Miami Beach typically runs $5,310-$17,700 depending on how many openings and what condition the existing framing is in. On older concrete block homes, we often find rotted subfloor and failed waterproofing around the old jalousie openings. We quote the replacement honestly, and if opening the wall turns up something the original estimate didn’t see, it goes into a written change order with a price you approve before we proceed. No surprise invoices.
Impact Windows & Doors
This is the service we recommend most in North Miami Beach. Not because it is the most expensive, but because it is the one that keeps your home standing when a storm tracks through the Golden Glades corridor and the winds hit. Every impact window and door we install in 33160 carries a Miami-Dade NOA number, which is not optional here. We also handle hurricane shutters and protection for owners who want a secondary layer. A proper impact install on a North Miami Beach home usually runs $9,440-$29,500, and we will show you the line items before you sign anything.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in North Miami Beach
We carry and install premium window and door lines that carry Miami-Dade NOA certification, because anything less is not legal in North Miami Beach. When you call us about impact windows, we can specify Andersen and Marvin products, both of which offer NOA-approved hurricane-rated lines. For paver work adjacent to a new sliding glass door track, we have installed Belgard and Techo-Bloc products across South Florida. We keep our brand list short and verifiable. You can look up the NOA numbers, and you should.
Common Windows & Doors Problems We See in North Miami Beach Homes
- Corroded steel lintels above window and door openings. On 1960s and 1970s concrete block homes east of Biscayne Boulevard, decades of salt air from the Intracoastal has attacked the steel. New impact windows weigh more than old jalousies, and a corroded lintel will crack under that load. We inspect lintels and write replacements into the contract when needed.
- Failed waterproofing around old jalousie openings. The original flashing and sealant on these openings was never designed for 50-plus years of Florida rain. If we just drop a new impact window into a rotted rough-in, the water keeps coming. We dry it in properly before trim goes up.
- Wrong product substitutions from other contractors. A Florida-statewide-approved impact window without a Miami-Dade NOA number will trigger a stop-work order in North Miami Beach. We’ve seen homeowners wait weeks on a punch list because a sub bought the cheaper unit that passes in Fort Lauderdale but not here.
- Out-of-square rough openings on CBS homes. Original block openings drift over time. A sliding glass door or large fixed window will not seat correctly in an opening that’s off by even three-quarters of an inch. We measure, shim, and frame to spec before ordering the unit.
Serving North Miami Beach, FL - Our Local Coverage Area
We’re based in the North Miami Beach area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
Frequently Asked Questions
Because the entire 33160 ZIP sits inside Miami-Dade County’s High Velocity Hurricane Zone, and the county will not close out a permit for any window or door that lacks a Notice of Acceptance number specific to Miami-Dade. State approval is not enough. A window that is legal in Hallandale Beach will fail inspection in North Miami Beach without the NOA number. Call (877) 610-1318 and we’ll spec the right product the first time.
We stop and write it up. A corroded lintel above an opening is a structural issue, not a cosmetic one. We price the repair, put it in a written change order with a fixed number, and wait for your approval before we proceed. You will never get a surprise invoice at the end.
Yes. Any window or door replacement in North Miami Beach that changes the size of the opening or alters the exterior envelope requires a permit through both the City of North Miami Beach and Miami-Dade County. We pull the permits on every eligible job and we schedule the inspections. The permit inspector works for you, not for me.
Usually, yes, but it takes framing work first. Out-of-square openings on older CBS homes are common. We measure the opening, frame it square to the manufacturer’s spec, and then install the door. That framing work is part of the written scope, not a hidden add-on.
It shortens the lifespan of standard hardware significantly. Within a mile of the Intracoastal Waterway, steel hinges, springs, and anchor bolts corrode faster than they do inland. We use marine-grade fasteners and hardware on all exterior door and window work in North Miami Beach, and we recommend the same to every customer between NE 163rd Street and the water.
Pricing for Windows & Doors in North Miami Beach, FL
These are the ranges we quote most often for North Miami Beach homes.
| Service | Typical Cost in North Miami Beach |
|---|---|
| Impact Window Installation | $9,440 - $29,500 |
| Window Replacement | $5,310 - $17,700 |
| Hurricane Shutters & Protection | $9,440 - $29,500 |
Your price depends on the number of openings, the condition of the existing framing, the product line, and whether we are replacing jalousies on a single-story CBS house or doing a full impact retrofit on a multi-story condo with hoist access. We give free, written line-item estimates. No allowances that are not on paper. An allowance that isn’t on paper is a surprise waiting for a date.
Call (877) 610-1318 to schedule your free estimate. Tom or one of his sons will walk the job with you and talk through every line.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving North Miami Beach since 1998.