Planning impact windows and doors in Fort Lauderdale

Openings and protection

Why people upgrade their openings

In South Florida, windows and doors do more than let in light. They face strong sun, heavy rain, salt in the air near the coast and, during hurricane season, serious wind and flying debris. Homeowners often begin thinking about upgrades after a storm scare, when an old window starts to leak, or when a sticking slider becomes a daily annoyance.

Other reasons are quieter but just as real. Older single pane windows can feel drafty or loud, aluminum frames corrode in salty air, and failed seals leave fog trapped between panes. Updating openings can also change how a house looks, because frames, grids and door styles shape the character of a facade.

This page is general guidance for homeowners and not a statement about any particular product, code or rating. If you are curious about the technology itself, our guide to impact windows explained covers how these units are built and what the different parts do.

What impact glass is and how it differs

Impact glass is made as a layered unit. Two sheets of glass are bonded around a tough interlayer, so that when the outer glass breaks it tends to stay held together instead of scattering. That construction is why impact windows resist penetration, and why they are often discussed in connection with hurricane protection.

The frame, the glazing and the way the unit is anchored to the wall all work together. A strong glass in a weak frame or a poorly anchored opening defeats the purpose. That is why planning looks at the whole assembly, from the glass to the fasteners to the sealant and the wall around it.

Ask each supplier to explain exactly what they are proposing: the glass type, the frame material, the finish and how the unit is attached to the structure. Ask also what testing and approval information applies to the product, and ask to see it in writing so you can share it with your city and your insurer. Requirements vary by city and building, so your city building department and your insurer are the right places to confirm what is expected.

Windows, sliders, entry doors and garage doors

Openings come in several types, and each has its own planning questions. Single hung and double hung windows are common in many homes. Casement windows swing outward on a hinge and seal tightly when closed. Fixed windows do not open and are used for view and light. Sliding glass doors are popular in South Florida for the way they connect rooms to patios and pools.

Entry doors bring their own considerations. They must resist weather, carry the weight of the door and provide security and a pleasing appearance. French doors and double doors add width and elegance but need careful planning for how they open and seal. A large sliding or folding door system can transform an indoor outdoor connection.

Garage doors are openings too, and they are often the largest one on a house. A weak garage door can be a vulnerable point in high wind, so many homeowners consider upgrading it alongside windows and entry doors. Ask what each opening on your property needs and how all of them should be considered as a set.

• Count every window, slider, entry door and garage door on the property.
• Note which ones open, which are fixed and which are damaged or difficult to use.
• Consider how each opening is used in daily life, not just how it looks.
• Ask how all the openings will be treated so the home is addressed as a whole.

Frames, finishes and appearance

Frame material affects both look and long term performance. Aluminum is strong and slim, which allows large panes and a modern look. Vinyl offers a different appearance and insulating qualities. Other materials exist as well. In coastal areas, ask how each frame and its finish handle salt air, and what care is needed to keep them in good condition.

Finish color shapes the facade. White is common and clean, bronze and black create strong lines against stucco, and custom colors can match shutters, doors or trim. Think about the color of your roof, walls and landscaping before choosing. Samples seen outdoors in real light tell you far more than a catalog picture.

Grids and mullions, the lines that divide glass into smaller panes, change the personality of a window. A colonial grid feels traditional, while large unbroken panes feel contemporary. Matching the style across the front of the house matters more than any single window, because inconsistency is what the eye notices.

Hardware deserves a thought as well. Handles, locks, sliding door pulls and hinges are touched daily and wear at different rates depending on their finish and quality. In coastal air, finishes that resist corrosion are worth asking about. Make sure the hardware finish complements your door handles and fixtures elsewhere in the house so that nothing looks like an afterthought.

Measuring, ordering and lead times

Impact units are usually made to order. That means every opening is measured carefully, and the measurements decide how each unit is fabricated. Walls are not always square, and older openings may have been altered over the years, so accuracy matters. A unit that is off by a small amount can cause gaps, leaks or an awkward installation.

Lead times are a question to ask rather than a number to assume. Ask when the order will be placed, how long fabrication typically takes and what happens if a unit arrives damaged or incorrect. A good plan makes room for these delays so you are not left with open holes or temporary coverings for longer than necessary.

Our page on materials and lead time questions lists useful questions for any product that is made to order. It is also wise to confirm before ordering that the style, color, hardware and options are all final, since changes after production starts can be difficult.

Installation and the wall around the opening

The unit is only part of the story. What happens at the edge of the opening, where the frame meets the wall, decides whether the installation stays watertight and strong. The surrounding structure, the fasteners, the flashing and the sealants are all part of that system, and good installation depends on matching them to the wall type.

Existing conditions can influence the plan. Older frames may hide rot, corrosion or damage that is only discovered once they are removed. Stucco, trim and interior finishes around the opening may need repair after the old unit comes out. Ask what is included in the scope and what happens if unexpected conditions are found. Ask who will protect floors and furniture, who removes the old units and debris, and who cleans the area when the work is complete. Our page on hidden conditions in older homes explains why this deserves attention.

Think about the finishing work that follows. Interior trim, window sills, stucco patching, paint and caulking all return the opening to a finished look. Make sure the plan states who handles each piece, so that nothing is left half done. For interior touch up, see interior painting and drywall repair.

Approvals, associations and paperwork

Replacing windows and doors often involves approvals. Cities and counties set rules about permits and product approvals, and those rules differ from one place to another. Condo associations and HOAs frequently have their own requirements about appearance, color, materials and when work may be done. We do not state those rules here because they change; ask your city building department and your association what applies to you.

Documentation is worth gathering. Keep proposals, product information, approval details and care documents from the manufacturer in one folder. These papers can be useful when you talk to your insurer, sell your home or need service later. Ask your insurer what information they want to see about your openings.

Our pages on permit questions, HOA approval basics and condo association approvals offer a general list of questions to bring to those conversations.

Impact windows or storm shutters

Many homeowners wonder whether to use impact windows or to rely on shutters. Shutters are put in place when a storm approaches, while impact windows protect the opening permanently and need no action from you. Shutters take effort to deploy and storage space, and some types can be heavy. Impact windows cost more to install but stay in place all season.

There are other differences. Impact glass can reduce outside noise and add a layer of security. Shutters can darken a room when closed. Appearance also differs, because windows are part of the house all the time while shutters appear only when needed. Our comparison of impact windows and shutters goes through these points in more detail.

The right choice depends on the home, the budget, the building rules and how you live. A condo owner may have limited choices, since the building decides which products and finishes are allowed. A single family homeowner can choose more freely. Whatever you pick, plan the entire house, not just the most visible openings.

Maintenance differs as well. Shutters need storage, occasional inspection of tracks and hardware, and someone able to install them when needed. Windows need regular cleaning, attention to seals and weep holes, and care for moving parts. Asking each supplier for a plain description of yearly care helps you compare the true effort involved in each option.

Hurricane season planning

Timing matters in Florida. Installers are busiest before and after storms, and supplies can be tight. Planning well ahead of the season gives you time to choose calmly, apply for approvals and schedule work without pressure. Starting in the middle of a storm warning rarely leads to good decisions.

Beyond the windows themselves, think about what else protects your home: roof condition, garage door, entry doors, landscape and drainage. Our page on hurricane season construction planning explains how to think about timing, and the overview of hurricane ready openings shows how the pieces fit together.

Keep in mind that no single product removes all risk. Ask your insurer and your city what they recommend, and discuss realistic expectations with your supplier. We prefer to help homeowners ask good questions rather than make promises about outcomes.

A calm checklist helps. Know which openings are covered and which are not, keep your documents organized, and revisit the plan each year before the season starts. Small habits such as checking seals, clearing weep holes and testing locks keep the whole system working as intended and give you an early view of anything that needs attention.

Comfort, light and living with the work

Window replacement is a disruptive project even when it goes well. Furniture needs moving, window coverings come down, and the house is open to noise and dust while work goes on. Plan where you will spend time, protect valuables, and keep pets away from open work areas. Ask how many people will be on site and how the work will be staged.

Daylight and comfort are worth thinking about too. Glass type, tint and coatings change how much light, heat and glare enter a room. Rooms with strong afternoon sun may benefit from different options than a shaded bedroom. See our page on planning for natural light for ideas.

Think also about privacy and views. Tall windows frame a view, while frosted or textured glass adds privacy in bathrooms. Operating hardware, such as locks and handles, should be comfortable to use. Choose products you will enjoy touching every day.

Ventilation is part of comfort in a climate where many people open windows during mild weather. Think about which windows you actually open, how wide they open and whether screens fit well. A window that is sealed and cannot open may suit a high wall or a stairwell, while a bedroom or kitchen window usually benefits from being operable. Mark these preferences on your list of openings before talking with a supplier.

Next steps for your home

Start with a simple walk around the house. List every opening, note what is wrong with each and take photos. Think about which ones you most want to replace first if you plan to phase the work. Gather your questions for your city building department, your association if you have one, and your insurer.

This guidance applies across Broward County, whether you are in Fort Lauderdale, Lauderdale by the Sea or Pompano Beach. We do not claim past projects in any neighborhood; this is general planning information for homeowners.

When you are ready, call and tell us about the property, the openings and your priorities. We talk through layout, materials and existing conditions, build the plan and selections with you, and go over the information needed before work begins.

Questions and answers