10 service categories · 100 service pages · Miami-Dade, Broward & Palm Beach
View all servicesNon-impact windows cost less, and across most of South Florida the opening you want to put them in has to be protected one way or another. The useful question is not which window is cheaper — it is whether your specific address and opening permit this route at all. We answer that before quoting anything.
Miami-Dade · Broward & Palm Beach Counties
ScrollMuch of Miami-Dade, Broward and Palm Beach sits inside a wind-borne debris region, where openings have to be protected — either by impact-rated glazing or by an approved shutter or panel system. Standard non-impact units are a real and sensible option, but only in the situations where that requirement does not land on your opening.
We check what governs your address and your specific openings, tell you plainly whether the standard route is available, and if it is, replace the units with the opening prepared, flashed and anchored correctly — and the permit filed and closed where the scope requires one.
Have your openings checkedThere is a real market for this and it is not "people cutting corners". It is properties outside the debris region, openings already covered by approved shutters that are staying, and structures where the requirement simply does not apply.
Wind-borne debris protection and energy performance are different requirements and are checked separately. A window can be perfectly acceptable on solar heat gain and still not be permitted in an unprotected opening — and the reverse happens too. Both get confirmed before anything is ordered.
Which applies depends on your address, your opening and what is already on the building. Two of these are not the cheapest option, and we will still recommend them where they are right.
New units in openings that do not carry a protection requirement. Lower cost, lighter frames, faster lead times, and a genuinely good outcome where the requirement does not apply to you.
Where an approved shutter or panel system already protects the opening and is staying, the protection requirement is being met by the shutter rather than by the glass. This is the most common legitimate route to a non-impact unit here.
If your opening does need protection and you would rather not operate shutters before every storm, impact glazing is the answer — and we will say so even though it is the more expensive product.
Large sliding assemblies follow the same protection question as windows, and add a structural one: the opening size sets the header and the anchoring.
Detached garages, sheds, screen enclosures and similar structures are frequently treated differently from the dwelling. Frequently — not always, and not without checking.
Failed seals, poor operation or rotten trim can sometimes be fixed for a fraction of a replacement. Where that is true, we will tell you rather than quote a new window.
Please read: these are genuine Elbaz Construction window and door replacements across a number of separate South Florida properties — they are not one project, and they are not presented as one. Whether any particular opening shown is impact-rated or protected another way is a per-project matter and is deliberately not claimed here, because it cannot be read from a photograph.
How these photographs are describedSix observations about window replacement, drawn from the work shown on this page.
Unlike the other pages on this site, this gallery is a set of individual replacements across different properties. We would rather say that plainly than imply a single large project that did not happen.
These photographs are from several separate properties and are not presented as one project. No address, cost, date or schedule is claimed, and no frame is described as impact-rated or non-impact-rated.
A shaped head has to be templated rather than measured, and the flashing at the curve is where a poorly executed replacement leaks first. Several of the openings shown are arched, which is common in this housing stock.
Every bedroom needs an opening large enough to escape through, and replacement units have smaller clear openings than the frames they replace. It is entirely possible to install a compliant-looking window that fails egress in a bedroom.
A window that stays dry does so because the sill pan and the flashing send water back out of the wall. Caulk around the outside of an opening is a maintenance item, not waterproofing, and a wall relying on it has a countdown running.
These are finished elevations rather than work in progress. What matters most in a window replacement — the pan, the flashing and the anchoring — is behind the trim in every one of these frames, which is exactly why the inspection happens before the trim goes on.
The unit itself is the part you choose. These six decide whether the choice is available, and whether it lasts. Select one to see what it does.
Whether your address sits in a wind-borne debris region, and whether the opening has to be protected by impact glazing or by an approved shutter or panel system. This is checked first because it decides whether the standard route exists.
Set by your address and your building department, not by preference or by what a neighbour was allowed to do.
LayerWhat the new unit is actually fixing into. Old wood bucks in masonry openings are frequently soft at the sill, and a perfect window anchored into rotten material is still a failed installation.
LayerA tray under the unit with upturned ends and a fall to the outside, so any water reaching the sill is collected and sent back out rather than into the wall.
The single most commonly skipped component in a replacement, and invisible once the window is in.
LayerLapped shingle-fashion into the wall's drainage plane so water runs down and out at every level. Done in the wrong order it still looks finished and directs water inward.
LayerEvery approved window carries an anchoring schedule — fixing type, spacing and edge distance. The approval only applies if the installation matches it, which is what an inspector is checking.
LayerThe exterior seal and interior trim finish the job. Both are the last line of defence and neither is the waterproofing — if the pan and flashing are right, the sealant is doing a small job rather than an impossible one.
Lower cost and lighter, available where the opening carries no protection requirement or is protected by an approved shutter that is staying.
Protection built into the glazing, nothing to deploy before a storm. The higher cost and the answer we recommend where the requirement applies.
Two products doing two jobs. Lower glazing cost, ongoing responsibility to deploy them, and the shutters have to be an approved system.
If your openings require protection, a quotation for unprotected standard units would be worthless to you — it would fail at inspection. Establishing the requirement is the first thing we do, and occasionally it ends with us quoting a more expensive product than the one you asked about.
Requirements are set by the authority having jurisdiction for your municipality and genuinely differ between them. What follows is how the stage runs, not a promise about what your city requires or how long it will take.
Replacing windows is permitted work in these counties. A submittal generally carries:
Openings in the same house are rarely identical, particularly in older masonry construction. Ordering from one measurement repeated across a schedule is how a delivery arrives that does not fit half the house.
The anchoring against the approval, and the installation against the approved detail. This is why product substitution after permitting is a genuine problem rather than an administrative one.
Whether your openings require protection depends on your address and your jurisdiction. Nothing here is a legal opinion or a determination about your property. We establish what applies to your openings and put it in writing before you commit.
Further replacements across separate properties. Use the thumbnails, the arrows, arrow keys, or swipe on the image.
Windows are quoted per opening, and the openings are rarely the same. These are the twelve factors that decide the figure.
The single biggest fork. It decides which products are even available to you, and it is not negotiable at inspection.
Mobilisation and permitting are largely fixed, so cost per opening falls considerably as the count rises. Doing the whole house at once is usually better value than in phases.
Large fixed panels, sliders and shaped heads all cost more than a standard single-hung unit of the same area.
Templated rather than measured, and the flashing at the curve is skilled work.
Soft or rotten material found at removal has to be rebuilt before anything is set.
Aluminium and vinyl differ in cost, sightline and thermal behaviour.
Insulated units, low-E coatings and the solar heat gain figure the energy code wants.
A bedroom opening that will not meet egress with a standard unit may need enlarging.
Trim, plaster and paint after removal — frequently underestimated in quotations.
Upper-storey openings, tight side setbacks and pool decks all slow installation.
Shaped and large units are made to order; the schedule follows the slowest one.
Openings are closed the same day they are opened. It is still noisy, dusty work with the house open to outside for part of each day, and that is worth planning around.
You get a written scope priced per opening against a measured schedule, with the protection requirement for your address stated in writing at the top of it — so you can see exactly which route you are actually choosing between.
Request an estimateFilter by what you are trying to work out. Every answer stays on the page.
Only if the opening does not carry a protection requirement, or that requirement is already being met another way — typically by an approved shutter or panel system that is staying.
Much of Miami-Dade, Broward and Palm Beach sits in a wind-borne debris region where openings must be protected. Whether yours does is specific to your address, and it is the first thing we check. If the answer is no, we will tell you before quoting rather than after inspection.
It is determined from the wind-speed and wind-borne debris mapping your jurisdiction applies, at your specific address. It is not something to infer from what a neighbouring city allows or from what was permitted years ago. We establish it and give it to you in writing as part of the proposal.
Not inherently — they are a different product solving a different problem. Where no protection requirement applies, a good standard unit is a perfectly sound choice and will perform well on air, water and energy.
What a non-impact unit does not do is resist a wind-borne object, which is precisely why the requirement exists where it exists.
Almost never the window. It is the opening: no sill pan, flashing lapped in the wrong order, or a rotten buck the unit was anchored into. Those are all invisible once the trim is on, which is why the inspection happens before the trim goes on and why a suspiciously cheap installation is usually cheap in exactly those places.
The clear opening usually is, slightly, because a replacement frame sits inside the existing opening. It matters most in bedrooms, where the opening must remain large enough to escape through. We check egress on every bedroom before ordering, and if a standard unit will not make it we say so at that point.
Yes, replacing windows is permitted work in these counties, and the submittal includes the product approval documentation and the anchoring schedule. Unpermitted window work is one of the more common things to surface during a sale, and resolving it afterwards is considerably harder than doing it properly.
Aluminium gives slimmer sightlines and more glass in the same opening; vinyl performs better thermally and costs less. In this climate solar heat gain through the glass matters more than the frame material does, so the coating specification usually deserves more attention than that choice.
Usually not. Mobilisation, measuring and permitting are largely fixed costs, so doing them twice means paying them twice. If the budget only reaches part of the house, we would rather help you choose which openings matter most than pretend phasing is free.
Any opening we take out goes back in the same day. Across a whole house the work runs over several days, but you are never left with an open wall overnight.
Frequently yes, and where they are an approved system in good order they may be what lets you use a standard unit at all. They need to be checked as part of the requirement assessment rather than assumed, because an unapproved or failed shutter is not protection.
The condition of the buck and sill once the old unit is out. Soft or rotten material has to be rebuilt before the new window is anchored, and no amount of careful inspection beforehand sees through a closed wall. It belongs in the contingency, and we will say so up front.
Yes. We work with four financing partners — Service Finance, Synchrony, Ygrene and Renew Financial — so you can compare options before you finalise the scope. Terms and eligibility are set by each lender and differ by programme.
No questions in that topic yet.
Further examples from separate properties. Not one project.
A completed window replacement. This is a photograph of genuine Elbaz Construction work; no claim is made here about the rating of the glazing shown.
Requirement check, then measure, then order and wait — the lead time is usually the longest part. Then removal, opening prep, pan and flashing, set and anchor, seal, inspection, and making good inside.
Buck and sill condition once the old unit is out. Sill pan installed and falling outward. Flashing lapped in the correct order. Anchoring against the approval schedule before any trim covers it.
Everything here is either a licence number, a figure Elbaz publishes company-wide, or a description of how we work. No awards, memberships or certifications are listed, because inventing them is the easiest lie in this industry to tell.
Certified building contractor, bonded and insured. Verifiable with the State of Florida.
Across residential and commercial work in Miami-Dade, Broward and Palm Beach counties.
Combined years across the team, in this market and this climate.
Cities served across the three counties.
We file with your building department directly, and we close the permit at handover.
Specified products are checked against their Notice of Acceptance or Florida Product Approval before ordering.
Service Finance, Synchrony, Ygrene and Renew Financial. $0 down and 100% financing available on qualifying PACE work, subject to lender approval. Compare all four.
If your openings require protection, we will tell you that standard units are not available to you — and quote the more expensive route instead. A quotation that fails at inspection is worth nothing to either of us.
A family-run, locally owned business. The same point of contact stays with your project through every stage, and you get the closed permit at handover.
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Project files
A converted garage and a collection of ranch and modern homes from several jobs. Study how the frames sit in the wall and how clean the finish is.
One converted garage seen from outside. Gray stucco walls carry white-framed vinyl windows, a gray craftsman door with a glass lite, and black wall lights. The photos are close views of the openings and the finish around them.
Look at the edge where each white frame meets the gray stucco. A tidy, even line comes from sealing the perimeter and finishing the stucco after the frame is set.
Elbaz Construction project photo · 3 photos
Seven photos from separate jobs, not one property. Beige and gray stucco ranch homes, a low modern home behind palms, and one enclosed balcony with white aluminum windows. The photos show finished windows. They do not show whether the glass is impact-rated or standard, which is on the label.
Look at how consistently the window sizes and heights repeat across the front of each home. A uniform pattern makes the whole facade look finished.
Collection: photos from several Elbaz Construction jobs · 3 photos
Budget and schedule
A typical split of the budget, and the order the work runs in. Standard windows usually arrive sooner than rated ones, but the survey and approval still come first.
Typical shares only. Larger units, resized openings and stucco repair move them.
Weeks are indicative. Lead time depends on the product and the size of the order.
Drawn out
Three diagrams to read with the photos: how the frame is held, how pressure is rated, and what impact glass adds.
Whatever the glass, the frame is anchored through its perimeter and sealed. A standard window still needs to meet the wind rating that applies.
Standard and impact windows both carry a design pressure rating. The rating has to match the wall, height and exposure.
An interlayer bonds two lites so the glass stays in the frame. Where the code requires opening protection, this or shutters have to be used.
Scope planner
Choose what applies. You get an indicative time on site and the trades involved.
Closer in
Four views of the finished work: beige stucco with white trim, dark gray trim around white frames, an enclosed balcony and a ranch home behind a black fence.
More questions
Questions on types, glass coatings, labels and the extras around a standard window.
Ask us directlyA single-hung window slides up, with the top sash fixed. A horizontal roller slides sideways. A casement swings out on a crank and seals tightly. In bedrooms, the window has to open far enough to meet egress rules, which favors casements and large rollers. The choice affects the look, the airflow and cleaning.
Low-E glass has a thin coating that reflects heat while letting light through. In Florida, it cuts how much sun heat passes into the house, which helps the air conditioning. It is normal in new windows and usually a small extra cost. The coating can tint the glass slightly. Ask to see a sample.
The NFRC label rates how well a window keeps heat out. U-factor measures heat flow, and the solar heat gain coefficient measures how much sun heat passes through. Lower numbers are better in Florida's hot climate. The energy code sets limits, so the label is checked as part of the permit.
It can. Closing in a balcony creates new floor area, which may need a permit and engineering, and the windows must meet wind and egress rules. In a condo, the association's approval is needed too. Treat it as a small addition. It needs plans, approvals and the right windows.
Yes. Every window installed in Florida needs a product approval from the state or Miami-Dade, listing its tested design pressure and how to anchor it. The difference is whether the glass is impact-rated. The approval and its label must be on file for the building inspector.
Habitable rooms need natural light and ventilation, so a converted garage generally needs windows of a certain size, with part of that opening operable. Some of the openings may also need to serve as emergency escape. The plan reviewer checks all of this, so the windows are drawn into the conversion permit.
Often yes, at least around the frames. New frames leave stucco patches and some exposed edges, and a patch rarely blends into old paint. Repainting the whole wall gives the best result. We can quote the patch alone, or patch and paint, and you can decide once you have seen the survey.
Grids come in several patterns, usually set between the glass or on the surface. White is the common frame color, and dark exterior frames are available in many lines. Two-tone frames, with a different color inside, can be specified but add cost and lead time. Choose at the selection stage, before the order.
Proudly serving homeowners across Miami-Dade, Broward and Palm Beach
104 municipalities across three counties — and we hold the licence to build in all of them. Not sure about your address? Ask us.
Where to go next, depending on which part you are pinning down.
If your openings do carry a protection requirement, this is the route that satisfies it without anything to deploy before a storm.
The address is the useful part — it lets us check the protection requirement before anyone talks about products. Roughly how many openings, and whether you have shutters now.
If your openings need protection, we will tell you on the first call — before you have built a budget around a product you cannot use.
Sun–Fri 7am–7pm · Saturday closed. Licensed, bonded and insured · CBC1265280.
Your details are with the Elbaz Construction team and we will come back to you, usually the same or next working day. If it is urgent, call (754) 236-0675.
Whether standard units are available to you is decided by your address and your openings, and it is knowable in a phone call. Start there — no obligation, and no brochure.
