Free in-home measure and quote — PGT, CGI and CWS impact lines compared on your actual openings, style by style
Before
After
Before
After
Before
AfterFast, Reliable Window Replacement Across Three Lakes
Window replacement in Three Lakes runs $800–$1,500 per impact-rated opening installed, and most jobs wrap in a single day once your units arrive from the manufacturer. We schedule fast, show up on time, and every window carries the Miami-Dade NOA paperwork your inspector will verify before sign-off. If you live off SW 120th Street or anywhere in the 33186 zip code, call (844) 901-4551 for a free in-home measure and line-item written quote.
We know Three Lakes homes because we work on them every week. The original aluminum jalousie and single-pane sliders going into 1970s and 1980s CBS ranch houses fail in predictable ways here, and we’ve replaced hundreds of them. When you call, you get a real person, not a call center. Ed Winslow owns this company and his name is on every job we do.
Why Winslow Windows & Doors Is Three Lakes’s Preferred Window Replacement Company
Three Lakes homeowners call us because we have been doing this since 2011, and because the permitting reality here punishes contractors who don’t understand Miami-Dade code. A window installed with a Florida Product Approval but no matching Miami-Dade NOA gets red-tagged. We file the NOA number with the permit, post it on-site, and match it to each unit label. The inspector passes on the first visit, which is what actually matters when you’re living through a kitchen torn open to the studs while waiting for sign-off.
Our Three Lakes customers also get a permanent set of commitments from a locally owned company with a published address and license number. Calls are answered live, 24/7, by a person who knows our schedule and your neighborhood. Every technician is background-checked and arrives in uniform. And the Done Right Promise means if it’s not done right, Ed makes it right. That’s a standard of accountability written into every job.
The reason this matters in Three Lakes specifically is the inspection discipline Miami-Dade enforces. A contractor licensed only in Broward or Palm Beach may not know that the inspector checks the NOA number printed on the permit against the label physically on each installed unit. We’ve seen those jobs fail and the homeowner eats the reinspection fee and the delay. That doesn’t happen on our jobs.
Our Window Replacement Services in Three Lakes
Full Frame Replacement
When an original aluminum jalousie or single-pane slider from the 1970s or 1980s comes out, the entire frame and buck usually go with it. In Three Lakes CBS construction, those frames are set into concrete block with anchors that have been corroding in salt-laden air for 40 years. Full frame replacement lets us inspect the rough opening, repair any spalling or anchor damage, flash it to post-Andrew code, and set a new impact-rated unit with current NOA paperwork. This is the standard path for most Three Lakes homes we see off SW 117th Avenue and the streets branching from it.
Insert Window Replacement
If your existing frame is square, sound, and structurally intact, an insert replacement saves labor and keeps your interior trim untouched. In Three Lakes, this works well for some early-1990s homes that already had aluminum single-hung windows in decent condition. We measure to the eighth of an inch, order the exact insert, and install with new weatherstripping and sealant. The catch here is that several of those original 1990s frames still don’t meet today’s HVHZ anchoring requirements, so we verify that before recommending inserts over full frame.
Vinyl Replacement Windows
Vinyl makes sense in Three Lakes for homeowners who want energy efficiency and low maintenance without paying for aluminum or wood-clad impact units. PGT and ViewLux both build vinyl lines that carry Miami-Dade NOAs, which is the non-negotiable requirement here. We install a lot of vinyl single-hung and casement windows in the ranch homes around the community’s lake loops. They seal tight against wind-driven afternoon rain, and the frames won’t pit from the salt air that eats bare aluminum.
Energy-Efficient Upgrade
Replacing original single-pane windows with insulated impact glass cuts heat gain enough that most Three Lakes homeowners notice the AC cycling less the first summer. The homes built before the 1994 code overhaul here have almost no thermal break in the frame and single-strength glass. Upgrading to low-E laminated impact units drops solar heat gain and reduces those June-through-September thunderstorm leaks. The federal 25C credit can return 30% of the product cost on qualifying units, up to $600 per year, and your windstorm premium credit typically lands around 25% after a wind-mitigation inspection.
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.
Trusted Brands We Service in Three Lakes
We’re an authorized installer for PGT, CGI, CWS, and ViewLux, among others. For Three Lakes, PGT impact-rated casement and single-hung windows make up the bulk of our full-frame replacement jobs, and we stock common local parts for their lines, which shortens service visits. CGI units show up on homes where design pressures run higher because of floor height or opening width. Every configuration we order carries a current Miami-Dade NOA specific to that product, not a generic line number, which is what your permit and inspector require.
Common Window Replacement Problems We See in Three Lakes Homes
- Corroded aluminum jalousie frames with failed seals. Salt-laden air from Biscayne Bay, even 12 to 15 miles inland, pits bare aluminum and rots the sealant. Every afternoon storm in summer sends water onto the sills, and the frames are too far gone to reglaze.
- Non-compliant original 1970s and 1980s sliders. These single-pane units predate the post-Andrew 1994 code and cannot be retrofitted or reglazed for HVHZ compliance. A full replacement is the only legal path in Miami-Dade.
- Improper flashing on like-for-like replacements done years ago. Some Three Lakes homeowners have windows that were swapped without a permit, and the original opening was never flashed to post-Andrew code. Water intrusion returns behind the wall, and the insurance claim gets denied.
- Florid Product Approval without a Miami-Dade NOA. We regularly see jobs from Broward-licensed crews that got red-tagged because the window carried state approval but no NOA. The inspector won’t waive it, and the homeowner pays for the correction.
What Window Replacement Costs in Three Lakes
Impact windows generally run $800–$1,500 per window installed in Three Lakes. Impact single-hung units land between $900 and $1,800 depending on size and design pressure. Large or custom openings, including wide sliding glass door replacements, run $2,500–$5,000. Whole-home packages across a typical 3-bedroom Three Lakes ranch start around $8,000 and can top $25,000 for two-story homes with wide openings and elevated design pressures.
What moves the price here is opening count, wind zone requirements tied to your floor height, frame material, and whether we’re doing full frame or insert work. A 1983 CBS ranch with eight jalousie openings will cost less than a two-story with wide sliders and custom geometric windows. We write every quote as a fixed price with no change orders, and you’ll see the line items before you sign anything. Call (844) 901-4551 to schedule a free in-home measure and a written quote.
How We Handle Three Lakes Homes When Walls Come Open
Opening up an older Three Lakes home turns up things no one plans for: outdated wiring, undersized or damaged framing around the window, failed waterproofing behind the stucco, and code upgrades the permit triggers once the opening is exposed. This is the single biggest reason a window replacement quote moves, so we handle it differently.
Every job starts with an inspection before we quote. We check anchor spacing, examine the lintel, look for water staining in the rough opening, and confirm the design pressure for that specific opening. Then we write allowances into the contract for the conditions we can’t see until the old window comes out. If we find rot in the framing or a lintel that needs repair, you get a price in writing before we touch anything. No surprise invoices, no “we’ll figure it out later.” Ed Winslow signs the quote, and Ed stands behind the number.
We ran this exact process on a 1983 CBS ranch near SW 120th Street. The original aluminum jalousie windows had corroded frames and failed seals, so every afternoon thunderstorm left water on the sills. We replaced them with PGT impact-rated casement windows carrying current NOAs, wrote the wind-mitigation specs into the permit, and posted each NOA number on-site. The inspector passed on the first visit because the paper matched the product.
The NOA paper-to-product match is the part contractors from Broward often miss when they take Three Lakes jobs. Miami-Dade inspectors verify the NOA number printed on the permit against the label on each installed unit. Skip that step and you get a failed inspection, a reinspection fee, and the job sits open for another week. We file the numbers with the permit application and post them at the opening the morning of inspection. It’s a small discipline that saves you a real headache.
Florida Pays You Back
Three Lakes homeowners replacing windows in 33186 can stack several incentives. My Safe Florida Home offers matching grants up to $10,000 for qualifying wind-mitigation upgrades, which includes impact window replacement. Florida exempts impact-resistant windows and doors from sales tax. The federal 25C energy credit returns 30% of the product cost on qualifying units, up to $600 per year. And after a wind-mitigation inspection, which typically costs $75–$150, most carriers credit around 25% on the windstorm portion of your premium. Programs and carrier formulas change, so we’ll point you to the right paperwork and let your insurer set the final numbers.
When you’re comparing impact windows against hurricane shutters, think about what permanent protection means in a Three Lakes summer. Shutters require you to be home, get them up before the storm, and store them after. Impact windows protect the house every hour, including the 3 p.m. squall line you didn’t see coming and the afternoon you’re at work. For most Three Lakes homeowners, impact units also unlock the insurance credits shutters alone don’t touch.
We Also Serve Cities Near Three Lakes
Our Window Replacement crews work across the 33186 corridor and the surrounding communities, including The Crossings, Country Walk, The Hammocks, and Kendale Lakes. If you’re in one of those neighborhoods and need changeouts, impact upgrades, or a free second opinion on a written estimate, call the same number. We serve all of these areas from our South Florida office without a trip charge inside our home county.
Serving Three Lakes, FL — Our Local Coverage Area
We’re based in the Three Lakes 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 — Window Replacement in Three Lakes
Three Lakes sits inside Miami-Dade’s High Velocity Hurricane Zone, which is the only jurisdiction in Florida that requires every replacement window and door to carry a Miami-Dade Notice of Acceptance. A Florida Product Approval alone is not enough. The NOA certifies the product passed large-missile impact testing and is approved for HVHZ installation, which is a stricter standard than anywhere else in the state, including Broward. Your permit application lists the specific NOA number for the unit we install.
Original jalousie windows from the 1970s and 1980s are structurally non-compliant with post-Hurricane Andrew codes and cannot be reglazed or retrofitted to meet HVHZ wind-load requirements. The frame design, anchoring method, and glass strength all fail under current design pressure calculations. You have to fully replace them with NOA-rated impact units. Every jalousie we’ve pulled from a Three Lakes home had corroded frame channels and seals that were failing anyway.
In CBS construction, the window frame is anchored into concrete block, which means the rough opening behaves differently than framed construction. We anchor directly into the block or the wood buck set into it, and we inspect for spalling or deterioration around the anchor points before setting the new frame. The good news is that block homes in Three Lakes hold anchors well when the opening is sound, so full frame replacements are straightforward and strong.
After replacing your windows with NOA-rated impact units, you can order a wind-mitigation inspection, which typically costs $75–$150, and submit the results to your carrier. Most insurers credit around 25% on the windstorm portion of the premium when the report documents impact protection on all openings. You may also qualify for My Safe Florida Home matching grants up to $10,000 and the Florida sales-tax exemption on impact windows. Your carrier sets the final numbers, but the inspection is the trigger.
Miami-Dade inspectors verify the NOA number printed on the permit against the label on each installed window, and they need to see those numbers posted at the opening during inspection. If the number isn’t visible or doesn’t match, the inspection fails and you pay a reinspection fee. We post the NOA number at each opening the morning of inspection so the paper matches the product the first time. It’s a discipline that saves you a failed stop and a delay.
A typical full home window replacement in Three Lakes runs $8,000–$25,000+ depending on opening count, floor height design pressures, and whether we’re doing full frame or insert work. A single impact window generally runs $800–$1,500 installed. Call (844) 901-4551 for an exact written quote from Ed, with the permit, NOA filing, and warranty covered line by line. Estimates are free, and we’ll walk the house with you before we quote.
Written by Ed Winslow, Owner at Winslow Windows & Doors, serving Three Lakes and South Florida since 2011.