Free in-home measure and quote - PGT, CGI and CWS impact lines compared on your actual openings, style by style
Double hung
Casement
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AfterFast, Reliable Window Installation Across Three Lakes
Window installation in Three Lakes, FL means one thing before anything else: every unit has to carry a Miami-Dade Notice of Acceptance (NOA). That’s the rule here, and it changes what gets ordered, what gets permitted, and what actually survives the next hurricane season. If you’re in Three Lakes and your windows are original to a 1970s or 1980s concrete block home, you’re likely looking at single-pane aluminum or jalousie frames that no longer meet code and leak air, water, and money. We’re Winslow Windows & Doors, and we’ve been installing impact-rated, NOA-approved windows for South Florida homeowners since 2011. Ed Winslow’s name is on the business, and every window we put into a Three Lakes home has to pass his standard before it passes yours. Call (850) 721-1218 and a live person answers, any hour, any day.
Why Winslow Windows & Doors Is Three Lakes’s Preferred Window Installation Company
Three Lakes sits entirely inside Miami-Dade County’s High-Velocity Hurricane Zone (HVHZ), one of only two counties in Florida with that designation. That single fact separates the contractors who actually know this area from the ones who just put “Miami-Dade” on their website. We know the inspection drill at the county building department. We know that a permit application for a Three Lakes address will be rejected outright if the product number listed doesn’t match a valid NOA on file. That’s not a paperwork detail to us. It’s the difference between your windows getting installed this season and your project stalling for six weeks while someone reorders glass.
We’re locally owned and owner-operated by Ed Winslow, and our published address and license number are on every estimate. We don’t hide behind a call center, and we don’t hand you a ticket number. Since 2011, homeowners in Three Lakes and the surrounding communities have called us because they want one phone number that works at 2 a.m. when a storm is spinning in the Atlantic, and a real person picks up. Every technician who arrives at your Three Lakes door is background-checked and in uniform. You’ll know who’s on your property before the truck stops.
Our Window Installation Services in Three Lakes
Here’s what we install most often in Three Lakes, and why each one matters for homes built the way yours was built.
Single & Double Hung Windows
Single and double hung windows remain the most common replacement in Three Lakes, and for good reason. They fit the clean, rectangular openings of 1970s to 1990s CBS construction without reframing, and modern impact-rated versions from PGT and ECO Window Systems carry Miami-Dade NOA approval out of the box. We see a lot of original aluminum single-hungs here with corroded sash channels from decades of humidity and salt air. The fix is a replacement sash and frame in aluminum or vinyl, built to the design pressure window of your specific opening, not a guess.
Horizontal Roller Windows
The horizontal roller window is everywhere in older Three Lakes homes, especially on the sides and backs of houses where bedrooms look out onto postage-stamp yards. The track fills with grit and corrosion, the wheels wear down, and eventually the sash won’t seal. We install new horizontal rollers with stainless steel tracks and rollers where the coastal environment demands it. The glass gets upgraded to impact-rated laminated or insulated units, and the frame gets flashed correctly so standing water from a summer deluge doesn’t find its way behind the jamb.
3-Panel Sliding (3-Lite Roller) Windows
Three-panel sliders show up in a lot of Three Lakes living rooms and family rooms, often spanning wide openings that face the street or the back patio. These are large openings, which means the wind load calculation matters more, not less. We identify the design pressure for each specific opening and the corresponding NOA product listing, then install a unit that meets it. No “close enough” sizing. No field-modified frames that compromise the rating.
Casement Windows
Casement windows in Three Lakes are typically found on kitchens and bathrooms. They’re crank-operated, and the hardware takes a beating from humidity. Older steel and zinc crank mechanisms seize or strip, and the gaskets around the sash degrade. We replace them with casement windows that use corrosion-resistant stainless hardware and compression gaskets that hold up in this climate. The impact-rated glass option turns what used to be the weakest vulnerable point on the wall into one of the strongest.
What happens when you call
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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 Three Lakes
We are an authorized installer for eight brands, and in Three Lakes we lean on the ones that consistently pass Miami-Dade’s product approval process without issue. ECO Window Systems makes a strong impact-rated frame that handles the salt air and humidity here without warping or pitting. Mr-Glass has configurations that match the odd sizes we find in older Three Lakes openings. Therma-Tru is our standard on entry doors that switch out alongside window packages. Because we install these brands regularly in this area, we keep local inventory moving, and supply issues that stall other contractors don’t hit us the same way.
Common Window Installation Problems We See in Three Lakes Homes
- Corrosion at the sash and jamb: Aluminum frames on original windows in Three Lakes corrode within a few years of exposure to the salt air that drifts in from the Atlantic. The evidence is pitting, white powder, and windows that stick or won’t close. We replace with marine-grade finishes and stainless hardware that doesn’t repeat that failure.
- Improper flashing behind the frame: Standing water after heavy summer rain sits against exterior walls in this near-zero-elevation area. If the original installation didn’t flash the rough opening correctly, water seeps in and rots the furring strips embedded in the concrete block. We reflash every opening, every time.
- Florida Product Approval instead of NOA: This is the Three Lakes-specific trap. A contractor orders windows with a standard Florida Product Approval label, the permit goes in, and the Miami-Dade building department rejects it because the product number doesn’t appear in the NOA database. The project stalls for weeks. We check NOA numbers before the order is placed, not after the rejection letter shows up.
- Single-pane glass with no large-missile protection: Most pre-1992 homes in Three Lakes still have what they came with. In an HVHZ wind zone, that glass can turn into shrapnel under hurricane winds. Impact-rated laminated glass is the standard here, not an upsell.
Pricing for Window Installation in Three Lakes, FL
A typical impact-rated single hung window in Three Lakes runs $900 to $1,800 installed, depending on size and frame material. Large or custom openings, like a wide three-panel slider or a picture window, run $2,500 to $5,000. A whole-home package for a three-bedroom concrete block house here usually lands between $8,000 and $25,000 or more, and the number of openings plus their size and wind zone drive the quote. We don’t hand you a lowball number over the phone and then “adjust” it after we see the house. We come out, measure every opening, check the NOA requirement against each unit, and give you a written, line-item quote. It’s free to do that. Call (850) 721-1218 and schedule it.
What Window Installation Costs in Three Lakes
Let’s be more specific, because “it depends” is what you hear from contractors who don’t want to commit to a number. Impact windows in Three Lakes generally land between $800 and $1,500 per window installed. A standard impact single hung typically runs $900 to $1,800. Large or custom openings like bay windows, wide sliders, or oversized picture windows run $2,500 to $5,000. Whole-home packages on this housing stock start around $8,000 and go well past $25,000 for larger homes or premium frames. What moves your price in Three Lakes is mostly the opening count, the size of each rough opening, the designed wind pressure at your specific elevation and exposure, and the frame material you choose. Aluminum and vinyl are the workhorses here. We measure, we specify, and we hand you a written quote before any money changes hands. No change orders after the fact. No surprises.
Florida Pays You Back
There are real incentives on the table for Three Lakes homeowners who upgrade to impact-rated windows. The My Safe Florida Home program offers matching grants up to $10,000 for qualifying wind-mitigation upgrades. Florida also provides a sales-tax exemption on impact-resistant windows and doors, which takes a meaningful chunk off your invoice. On the federal side, the 25C energy credit covers 30% of the product cost up to $600 per year on qualifying energy-efficient units. And once your home passes a wind-mitigation inspection, most carriers credit roughly 25% off the windstorm portion of your premium. The inspection itself runs $75 to $150 in this area. We can’t guarantee what your carrier will approve or what the state will fund, but we can install the windows correctly so the credits and inspections have something real to work with.
Impact Windows vs. Hurricane Shutters in Three Lakes
Shutters protect glass. Impact windows protect the entire opening. In Three Lakes, where the HVHZ wind zone and the NOA rule already dictate product approvals, impact windows make the practical case stronger than shutters ever can. Shutters only work when somebody is home to hang them, and they do nothing for your cooling bill the other 364 days a year. Impact windows are always on, always rated, and you never have to find the panel that got lost in the garage last June. The upfront cost is higher, but the insurance credit, the energy savings, and the resale value of a home in Three Lakes with NOA-approved impact-rated windows more than close that gap over time.
We Also Serve Cities Near Three Lakes
Our Window Installation team serves Three Lakes and the surrounding communities of Westchester, Miami, Hialeah, and Doral. If you’re just outside Three Lakes, you’re still inside our service territory, and you still get the same live-answer phone line, the same written quote, and the same NOA compliance on every opening. Three Lakes remains our home base for this side of the county, and we know its permitting desk better than any big-box installer ever will.
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 Installation in Three Lakes
Because Florida Product Approval doesn’t mean Miami-Dade approval. Three Lakes sits in the HVHZ, and the county building department maintains its own stricter product approval database called the Notice of Acceptance, or NOA. If the window product number on your permit application doesn’t match an active NOA, the permit gets rejected. That’s not a warning. It’s a hard stop. We pull the NOA for every unit before we order it, so your permit goes through clean the first time. Call (850) 721-1218 and we’ll verify the right product for your address.
No. Jalousie windows in an HVHZ home can’t be brought up to code with glass replacement alone. The frame itself is not rated for impact loads, and no glazing change fixes that. Once the frame doesn’t qualify, the whole opening fails inspection. The right fix is a full replacement with a Miami-Dade NOA-approved impact-rated unit, which is what we do. We replaced the original pre-Andrew jalousies on a concrete block home in Three Lakes with PGT impact-rated double-hungs carrying NOA approval. The corroded aluminum jambs and single-pane glass went away, and the new laminated glass interlayer and stainless hardware now hold design pressure without seal failure. Call (850) 721-1218 for a free in-home measure.
Stainless steel or hot-dip galvanized hardware. The salt air that reaches Three Lakes from the Atlantic corrodes standard zinc-plated and bare steel hardware within a few years. We specify stainless rollers, stainless hinges, and stainless fasteners on every window we install here. It costs a little more up front and lasts decades longer. That’s the coastal-spec difference, and it’s the only spec we’ll sell in Three Lakes. Call (850) 721-1218 and ask us about the hardware on your existing windows.
It cuts the heat gain through your glass by roughly half or more, depending on the coating and the orientation of the window. In Three Lakes, where the sun beats on concrete block homes for about eleven months a year, single-pane clear glass is a hole in your thermal envelope. Impact-rated Low-E insulated glass rejects the solar heat while still letting light in, and the laminated interlayer adds a layer of insulation that single panes never had. The energy savings show up on your first full summer bill after install. Call (850) 721-1218 for a written quote that includes the energy math.
Most likely yes. Insurance carriers in South Florida credit wind-mitigation improvements like impact-rated windows on every window and door opening. After a wind-mitigation inspection, which runs $75 to $150 in this area, carriers typically credit around 25% off the windstorm portion of your premium. We can’t guarantee the exact number your carrier gives, but we can guarantee the windows are installed to the standard that earns the full credit. Call (850) 721-1218 and we’ll walk you through the process.
If you’re in Three Lakes and your windows still have aluminum frames from before Bill Clinton was president, you’re overdue. The permit rules here are strict for a reason. The windows we install meet the NOA standard that county requires, carry the design pressure your specific opening demands, and use the coastal-spec hardware that won’t corrode out from under you. Ed Winslow’s name is on the door, and on every job we do. The one down the road. Call (850) 721-1218 today for your free estimate. A live person answers, every time.
Written by Ed Winslow, Owner at Winslow Windows & Doors, serving Three Lakes and the surrounding communities.
Six Reasons Homeowners Choose Winslow Windows & Doors
Impact systems engineered to design pressures up to +/-100, matched to your wind zone - your openings hold when the storm arrives.
Low-E insulated impact glass from our manufacturer lines commonly cuts monthly cooling bills 20-30%.
Laminated impact glass shuts out up to 40% of outside noise - traffic, neighbors, weather.
Monitoring services run $30-90 a month. Laminated impact glass resists forced entry around the clock, with no subscription.
Florida homeowners average around 25% savings on the windstorm portion of their policy after protecting every opening - some homes qualify for more.
A full impact package upgrades curb appeal, buyer confidence and appraised value in one project.