Free in-home measure and quote - PGT, CGI and CWS impact lines compared on your actual openings, style by style
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AfterWindow Company in Key Biscayne, FL
Window and door replacement in Key Biscayne runs $450 – $2,800 per opening depending on size, product line, and whether the job requires structural reframing. Every product we install carries a Miami-Dade County Notice of Acceptance, the strictest impact certification in the country, because anything less won’t survive the island’s salt-laden air and won’t satisfy insurers who are now demanding NOA documentation for renewal. We’re Lightwell Windows & Doors, part of the Cedarwell network since 2010, and we dispatch crews to Key Biscayne from our Miami office with PGT, CGI, CWS, and ES Windows products on hand. Call (562) 478-8017 to schedule your free estimate.
Why Key Biscayne Homes Are Different
Key Biscayne is a true barrier island with salt water on every side, Biscayne Bay to the west and the open Atlantic to the east. That means zero inland buffer against hurricane-force winds and the fastest marine corrosion rate in South Florida. Aluminum frames that hold up for twenty years in Coral Gables show visible oxidation here within three to five years because the air carries salt continuously from both directions.
The housing stock tells the same story. Much of the island was built between the 1960s and 1980s, and many homes still have their original jalousie or single-pane aluminum windows installed before Hurricane Andrew forced Miami-Dade’s current impact codes in 1992. Condo associations from Ocean Club to Commodore Club West are now driving large-scale replacement projects to bring aging buildings into NOA compliance, often with unit owners paying assessments for common-area work.
Insurers have made this urgent. We’re seeing homeowners replace windows that aren’t broken at all, just to produce NOA paperwork and keep their policies from being non-renewed. The island also sits in one of the highest design wind speed zones on Miami-Dade’s map, so positive and negative pressure ratings matter as much as impact resistance. Salt spray clogs weep holes and seizes non-marine-grade hardware within a single season, a failure pattern that doesn’t show up inland.
Our Main Key Biscayne Services
Most calls we get from Key Biscayne fall into three categories: replacing failed or non-compliant windows, installing new openings in additions or renovations, and upgrading entry doors to impact-rated systems. Each has its own page with detailed pricing and process.
Window Replacement in Key Biscayne
We remove existing windows down to the rough opening, inspect the frame for salt corrosion or water intrusion, and install NOA-certified impact units with marine-grade hardware. On older concrete-block homes in Mashta Point or around Cape Florida, we often find original jalousie frames that need complete reframing to accept modern impact products. We handle the permit pull and schedule Miami-Dade inspection. Window Replacement in Key Biscayne
Window Installation in Key Biscayne
New construction and additions on the island, from teardown rebuilds in Tahiti Beach to condo balcony enclosures, require windows sized to the exact opening with proper anchoring into concrete or CMU block. We coordinate with your contractor on rough-in timing, deliver the product, and install once the opening is ready. Our crews work with PGT and CGI lines that carry full Miami-Dade NOA approval for Key Biscayne’s wind zone. Window Installation in Key Biscayne
Door Installation in Key Biscayne
Entry doors, patio sliders, and balcony doors here must pass the same impact and pressure testing as windows, plus meet insurer documentation requirements. We install Therma-Tru and ViewLux impact-rated entry systems, plus multi-slide and lift-and-slide patio doors from CWS and ES Windows for waterfront homes where the door is essentially a glass wall facing the ocean. Door Installation in Key Biscayne
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
Brands We Service in Key Biscayne
We carry eight manufacturer brands: PGT, CGI, CWS, ES Windows, ECO Window Systems, Mr-Glass, Therma-Tru, and ViewLux. For Key Biscayne, we stock PGT and CGI impact window lines locally along with marine-grade hardware kits, so most replacements don’t wait on freight. See our brands for full specifications and NOA documentation.
Pricing for Window Company in Key Biscayne, FL
| Service | Typical range in Key Biscayne |
|---|---|
| Single-hung impact window replacement (standard size) | $450 – $850 |
| Horizontal roller impact window replacement | $550 – $950 |
| Picture/fixed impact window replacement | $600 – $1,200 |
| Casement impact window replacement | $700 – $1,400 |
| Large format impact window (reframing required) | $1,200 – $2,200 |
| Condo balcony sliding glass door replacement | $1,800 – $3,500 |
| Entry door with impact-rated glass insert | $1,500 – $2,800 |
| French door set, impact-rated | $2,200 – $4,500 |
| Multi-slide patio door system | $4,500 – $8,500 |
| Permit and inspection fees (Miami-Dade) | $150 – $400 |
What pushes Key Biscayne jobs toward the higher end: concrete-block reframing, marine-grade hardware upgrades, and condo logistics like crane scheduling or freight elevator coordination. Before we touch anything, you’ll have a written line-item price with no change orders unless you add scope. That’s our standing rule, not a promotion.
Neighborhoods We Serve in Key Biscayne
We work across the full island, from the village center to the southern tip. Crews typically arrive within 45 minutes of our Miami office during scheduled windows.
- Mashta Point
- Tahiti Beach
- Ocean Club / Commodore Club area
- Cape Florida vicinity
- Key Biscayne Village core
Service Area – Cities Near Key Biscayne
Our crews also work in Miami Beach, FL, where the salt-air conditions mirror Key Biscayne’s; Miami, FL, for inland homes with different corrosion pressures; Coral Gables, FL, where the housing stock runs older and the wind zone drops slightly; and Hialeah, FL, for mid-century concrete homes with similar block construction but different HOA structures. Scheduling and permits are coordinated from our Miami office for all locations.
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 About Window Company in Key Biscayne
We typically schedule estimates within two to three business days for Key Biscayne, with installation following two to four weeks after contract depending on product availability. Call (562) 478-8017 to check current openings.
We pull all Miami-Dade permits and coordinate inspections, but condo association approval is the homeowner’s responsibility to initiate. We provide full NOA documentation and product cut sheets to support your board application.
Every product we install carries Miami-Dade NOA certification, which is what Key Biscayne insurers now require for renewal. We provide the NOA number and installation certificate for your agent after final inspection passes.
What happens when you call
- 1A real person answersNo phone trees - talk to a local windows & doors pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Key Biscayne Customers Say
"New patio slider. Clean install, they protected the floor and hauled off the old door. Quiet, polite crew that worked around my work calls without complaint."
- Andre Bellamy"They replaced a big foggy picture window. Careful with the furniture, laid down protection, and left no mess at all. Calm and respectful crew, and the view is clear again."
- Teresa Okafor"Replaced six windows. The crew laid runners through the house and vacuumed each room as they finished. With a crawling baby, that no mess thing meant a lot. Windows are gorgeous."
- Rosalind Kemp