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 work in Sunset comes down to two things: Miami-Dade NOA compliance and what’s actually hiding inside those 1970s walls. We’ve been opening up older Sunset homes long enough to know the difference between a clean swap and a job that needs reframing, waterproofing, and a written change order before the first stud gets cut. If you’re in the 33173 ZIP and your ranch still has original jalousie or aluminum windows, call us at (877) 610-1318. Tom Barrett and his sons run the crews themselves, and they’ll give you an honest read on what your windows and doors actually need.
Why Barrett & Sons Construction Is Sunset’s Preferred Windows & Doors Company
We’re the owner-operated alternative to the national outfits that quote one number on the phone and show up with another. Tom Barrett founded this company in 1998, and the name on the truck is the same name that answers when you call. Our Windows & Doors team works on Sunset homes every week, which means we know what county inspectors flag and what they pass.
Sunset homeowners ask us the same question after their last contractor walked away: “Will you actually show up?” Yes. And more than that, we put every scope, every allowance, and every price change in writing before work happens. That’s not a slogan. It’s how Tom has operated for over 29 years, and it’s why neighbors off SW 72nd Street and Sunset Drive recommend us to each other. When the county inspector signs off on your rough-in, we want the paperwork to match the work, not the other way around.
We carry premium brands like Andersen and Marvin on windows, and we service what we install. No mystery materials off a van. No surprise invoices at the end. Just a clear scope, a written 90-Day Done Right Promise, and Tom’s phone number if anything isn’t right.
Our Windows & Doors Services in Sunset
Most of the calls we get from Sunset fall into a few categories. Here’s how we handle each one, and why the Sunset specifics matter.
Window Installation
New window installation in Sunset usually means replacing single-pane aluminum or jalousie units in CBS ranch homes built between 1965 and 1988. We don’t just slide a new sash in. We check the rough opening for rot, verify the header is actually load-bearing, and confirm the Miami-Dade NOA number matches before the unit goes in. A window that passes inspection 15 miles north in Broward can fail right here in Sunset if the sticker doesn’t match the county’s product approval list.
Door Installation
Entry doors, side doors, and interior doors in Sunset take a beating from humidity and afternoon thunderstorms. We install doors that close tight and seal properly, with framing that won’t sag. If the existing rough-in was never load-bearing, we’ll tell you before we cut anything, and the fix goes in the written change order, not the final bill as a surprise.
Window Replacement
Window replacement in Sunset typically runs $4,500 to $15,000 depending on the number of openings and condition of the rough framing. Older Sunset homes often have water intrusion hidden behind the stucco, so we inspect each opening before quoting a final price. If subfloor rot or missing headers show up, you’ll approve the additional scope in writing before we proceed. No “we found something” phone calls that double the bill without your say-so.
Impact Windows & Doors
Impact window installation in Sunset runs $8,000 to $25,000 for a typical single-family home. This is the single biggest demand in the 33173 corridor because Sunset sits inside Miami-Dade’s High Velocity Hurricane Zone, the strictest residential building jurisdiction in the country. Every impact unit we install carries a current Miami-Dade Notice of Acceptance. Our crew checks the NOA sticker on every unit before it goes in the truck, because a failed inspection is a failed day for everyone.
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 Andersen and Marvin windows, plus impact-rated units from manufacturers whose products carry current Miami-Dade NOA numbers. You can look these brands up yourself before you sign anything. That’s the point. We’d rather you verify the name on the product than take our word for it. For Sunset customers, we keep common replacement parts and hardware on hand so a service call doesn’t turn into a two-week wait on a backordered part.
Common Windows & Doors Problems We See in Sunset Homes
- Failed NOA compliance on previous installs. We’ve walked into Sunset homes where a previous contractor installed impact windows that passed a home inspection but would never pass a Miami-Dade County building inspection because the product approval number didn’t match the packaging. The window was fine, but the paperwork wasn’t, and now the homeowner has to do it over.
- Rotted subfloors under original jalousie windows. Jalousie windows leak. They leaked for decades before anyone noticed. When we open the wall for impact windows, the framing underneath is often soft, and the new frame needs a solid surface to land on. That’s a change order, written and approved before we frame anything.
- Missing or undersized headers. A lot of 1970s Sunset ranches were built fast, and some window openings never had a proper load-bearing header. If we open a wall for a sliding glass door and find the original opening wasn’t framed to carry load, we write the reframing into the scope and get county approval before closing anything up.
- Water intrusion at the stucco-to-subfloor joint. Sunset’s flat grade and June-to-October downpours push water against exterior walls. If the original waterproofing failed, the bottom plate and subfloor rot out. New windows need dry, solid rough openings, not a patch job.
On a 1970s CBS ranch off SW 72nd Street, we opened up a wall for a new impact sliding glass door and found exactly this. The original aluminum window framing had rotted where the stucco met the subfloor, and the old rough-in had no load-bearing header to speak of. Our scope covered the new NOA-approved impact door. The change order for reframing and waterproofing was written and approved before we cut a single stud, and the county inspector signed off on the rough-in before we closed the wall. That’s how we work in Sunset.
Pricing for Windows & Doors in Sunset, FL
Here’s what Sunset homeowners should expect for the two most common projects we quote:
| Project | Price Range |
|---|---|
| Impact Window Installation | $8,000 - $25,000 |
| Window Replacement | $4,500 - $15,000 |
Your actual price depends on how many openings, the condition of the rough framing, and whether you need full hurricane-rated impact units or standard windows. In Sunset, county code often dictates the answer, especially for any opening on a windward wall. We give free estimates, and we write everything down. Call (877) 610-1318 and we’ll walk the house with you and price it honestly.
We Also Serve Cities Near Sunset
Beyond Sunset, our crews handle windows and doors in Sunset and the surrounding communities: Olympia Heights, Westwood Lake, Richmond Heights, and Kendale Lakes. If you’re close by and wondering whether we make the trip, call us. No trip charge inside the county.
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 is unincorporated Miami-Dade, not Broward, and Miami-Dade County enforces the High Velocity Hurricane Zone product approval list without exception. A window that meets Broward’s less stringent standard can fail inspection in Sunset if the packaging lacks a current, matching Miami-Dade NOA number. Our crew checks the sticker before the unit leaves the shop. Call (877) 610-1318 if you’re unsure whether your existing windows would pass a county inspection.
Expect us to inspect the rough opening before quoting, and expect to hear about any rot, missing headers, or water damage we find. Jalousie windows leaked for years, and the framing underneath is often soft. You’ll get a written change order for any reframing or waterproofing before we proceed, not a surprise bill at the end. For a free estimate on your Sunset home, call (877) 610-1318.
Yes. Sunset falls under Miami-Dade County’s building department, and any window or door replacement that changes the opening or the product requires a permit. The inspector checks that the installed product matches the Miami-Dade NOA number on the permit application, the rough framing is sound, and the anchoring meets HVHZ wind load requirements. We pull the permit, schedule the inspection, and stand with you until it passes.
Not always. In Miami-Dade’s HVHZ, openings on windward walls must meet impact protection standards, and the county’s product approval determines what qualifies. A standard window that isn’t NOA-listed will fail inspection, no matter how much it saves you upfront. We’ll tell you plainly which openings require full impact rating and where you have flexibility, and we’ll put the cost difference in writing. Call (877) 610-1318 for an exact quote.
We write the surprise into a change order before we touch it. Our contracts include allowances for reframing, waterproofing, and header work, and any price change arrives in writing before the work happens. On a Sunset ranch off SW 72nd Street, we found rotted framing and a missing header behind an old aluminum window. The reframing was priced, approved, and signed off before we closed the wall. That’s the difference between our way and the last contractor’s way. Call (877) 610-1318 to schedule your free estimate, and we’ll walk you through what your home actually needs.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Sunset and surrounding Miami-Dade communities since 1998.