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 Sunset
Window and door replacement in Sunset runs $4,500 to $25,000 depending on whether you’re swapping old single-pane jalousies for standard impact units or re-framing openings on a 1970s CBS ranch to meet Miami-Dade HVHZ code. We work across the 33173 corridor and answer our own phones. Call (877) 610-1318 and Tom or one of his sons will walk the job with you, no dispatcher in another state. Every Sunset job starts with a free on-site inspection before any number is put in writing.
Why Barrett & Sons Construction Is Sunset’s Preferred Windows & Doors Company
We’ve been opening up walls in Sunset long enough to know what’s behind the stucco. The bulk of these homes were framed and poured between 1965 and 1988, which means original aluminum frames, hollow block, and steel lintels that have been rusting quietly for forty years. A homeowner who’s already been burned by a national outfit doesn’t need another phone-quote surprise. They need a contractor who walks in, looks at the opening, and tells them what’s actually there before the first estimate is written.
Tom Barrett started this company in 1998 and he still answers the phone. His sons run the crews, not subcontractors pulling mystery brands off a van. When we hand you a proposal for Windows & Doors work in Sunset, it carries Tom’s name, his address, and his license number. You can look it up before you sign anything. That’s the point. We’d want the same thing if it were our house.
Sunset sits inside unincorporated Miami-Dade, which means every permit routes through the county building department. Inspectors there enforce the High Velocity Hurricane Zone product approval list without exception. We know which impact windows will pass and which ones get red-tagged before the rough-in is even signed. That knowledge isn’t a marketing line. It’s the difference between a job that closes in two weeks and one that stalls at inspection.
Our Windows & Doors Services in Sunset
Window Installation
New window installation in Sunset starts with the opening, not the glass. On a 1972 CBS ranch off SW 72nd Street, our crew pulled original single-pane jalousies and found the aluminum frames anchored with undersized tapcons into hollow block. We spec’d a thicker frame with through-bolts before requesting the county inspection sign-off. That’s how installation gets done here: inspect the opening first, document what’s there, then set the window so it stays.
Door Installation
A front door in Sunset has to do two jobs: hold up to Miami-Dade wind pressure and keep the afternoon sun off your tile. We install exterior doors with HVHZ-rated frames and hardware that won’t fail when the next storm pushes against it. Interior door work is simpler but no less careful. Plumb, shimmed, and trimmed so the door doesn’t drift closed in a humid August.
Window Replacement
Window replacement in Sunset typically runs $4,500 to $15,000 depending on how many openings and what’s hiding in the walls. Most of these 1970s homes still carry their original single-pane aluminum units. They leak, they sweat, and they do almost nothing when the wind picks up. We replace them with NOA-approved units that will actually pass a county inspection, and we handle the permit through Miami-Dade from the start.
Impact Windows & Doors
Impact window installation in Sunset runs $8,000 to $25,000 for a full replacement package. This is not a cosmetic upgrade. Sunset falls squarely inside Miami-Dade’s High Velocity Hurricane Zone, the most stringent residential construction jurisdiction in the country. Every product we install carries an active Miami-Dade Notice of Acceptance number on the packaging. If it doesn’t, it fails. We won’t buy it, and we won’t put it in your wall.
Impact sliding glass doors deserve the same scrutiny. The old door header on a Sunset patio opening was often never tied to the wall properly. We check that before we quote, because a county inspector will check it before he signs. If the header needs reinforcement, that goes in the written scope with a written price. You’ll never see it as a surprise line item at the end.
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 Sunset
We stock and install named brands you can research yourself, including Andersen and Marvin for window units. No mystery brands off the back of a van. For hardscape-adjacent work like paver thresholds and patio transitions outside new sliding doors, we use Belgard and Techo-Bloc products when the opening needs a finished landing. The point is simple: Sunset homeowners deserve materials with spec sheets, not marketing brochures. The same standard applies to every window, door, and frame we set.
Common Windows & Doors Problems We See in Sunset Homes
- Original 1970s jalousie windows: These single-pane aluminum louver units are the most common window left in Sunset CBS ranches. They leak air and water, and they offer almost nothing against hurricane-force wind pressure. Replacement requires a Miami-Dade NOA product, not just a Florida Building Code approval.
- Rusted steel lintels above window openings: In block-and-stucco construction from the 1970s, the steel angle above a window rusts where moisture has wicked through the stucco. By the time you pull the old frame, the lintel often needs repair or replacement before the new unit can be set. That’s a structural fix, not a window fix, and it has to be priced before the work starts.
- Undersized anchors in hollow block: Many original aluminum frames in Sunset were anchored with short tapcons driven into the hollow cells of the block. They hold fine for thirty years and then let go. New impact windows are heavier and carry a much larger wind load. They need through-bolts into solid grout, and we spec that at estimate time.
- Sliding patio doors with untied headers: The header above an old sliding door was often just set on the jambs with no positive tie. A county inspector looking at that opening after we pull the old door will flag it, and rightly so. We check headers before quoting so the load-bearing reinforcement is in the written scope, not a surprise change order after demo day.
Pricing for Windows & Doors in Sunset, FL
Here’s what we’re quoting in Sunset right now. These are honest ranges based on the homes we actually work in, not a national average that doesn’t know a CBS ranch from a wood frame.
| Service | Sunset Price Range |
|---|---|
| Window Replacement | $4,500-$15,000 |
| Impact Window Installation | $8,000-$25,000 |
What moves the number is what’s behind the stucco. A clean opening with solid block and a healthy lintel is the low end. An opening with rusted steel, undersized anchors, and a header that needs re-tying is the high end. We find out which one you have before we quote, not after. Every allowance and every price change comes as a written change order before a single nail moves. Call (877) 610-1318 if you want an exact number for your house. The estimate is free, and a live person answers.
We Also Serve Cities Near Sunset
While this page focuses on Sunset, our crews regularly work in Olympia Heights, Westwood Lake, Richmond Heights, and Kendale Lakes. Same standards, same county inspectors, same written change orders. If you’re just outside the 33173 line, give us a call and we’ll let you know if your project falls inside our no-trip-charge area.
Serving Sunset, FL - Our Local Coverage Area
We’re based in the Sunset 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 Sunset
Because Sunset falls inside Miami-Dade County’s High Velocity Hurricane Zone, where every building product and assembly must carry an active Miami-Dade Notice of Acceptance number. Miramar is in Broward County, which uses the Florida Building Code without the Miami-Dade product approval overlay. A window that passes in Miramar can be red-tagged in Sunset if the packaging lacks a current, matching NOA number. We check the NOA before we order anything. Call (877) 610-1318 if you want us to verify what you already have in writing from another contractor.
We write the allowance for hidden damage into the contract before we start, with a per-opening dollar figure both you and Tom sign off on. When we pull the old frame and find rusted lintels or rotted bucks, the repair gets priced from that allowance and runs through a written change order before we touch it. You’ll never open a wall in the morning and face an unapproved invoice at dinner. That’s been how Barrett & Sons has run every Sunset job since 1998.
It can. Miami-Dade inspectors work from the permit scope, and when a wall is opened far enough to expose existing rough-in, they have the authority to flag work that doesn’t meet current code even if it was permitted decades ago. That’s not a penalty; it’s the inspection doing its job. We budget for that possibility in the written scope and tell you before demo starts what might get flagged. The permit inspector works for you, not for us, and that’s exactly why we like having him on the job.
Installing impact windows with only a Florida Building Code approval, not a Miami-Dade NOA. The county inspector red-tags the rough-in, the punch list stalls, and the homeowner is left with a hole in the wall and a product that can’t be signed off. We see it constantly on bids from crews who don’t work inside unincorporated Miami-Dade every week. We pull the permit, we check the NOA number against the county’s current list, and we don’t order glass until the product approval is confirmed.
Yes, with some honest caveats. The louvered look can be approximated with fixed and casement impact windows that divide the glass into a similar pattern, but the operating mechanism won’t be the same. What you get back is a sealed, insulated unit that quiets traffic noise off SW 72nd Street and stands up to a named storm. If you take a photo of your original windows, Tom can walk you through your options while standing in front of the opening, not over a phone. The estimate is free.
Uniformed, background-checked crew members who carry the Barrett & Sons name. Tom or one of his sons is on-site most days. We lay down floor protection, keep the work area swept, and treat your house like it belonged to someone we see at the hardware store on Saturday. Every job carries the 90-Day Done Right Promise in writing. If it’s not done right, Tom comes back and makes it right on one call.
Ready to talk? Call (877) 610-1318 for a free estimate. A live person answers, day or night. We’ll schedule an on-site inspection, put every number in writing, and show you the NOA paperwork before any glass is ordered.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Sunset and greater Miami-Dade since 1998.