Impact Windows in Kendall, FL

Few places explain the case for impact windows better than Kendall. Hurricane Andrew made landfall on August 24, 1992, as a Category 5 storm, and it severely damaged Kendall and the rest of South Dade, destroying many homes and businesses. The area rebuilt over the following years, which is why a Kendall street can hold houses with very different window histories.

Three kinds of Kendall windows

When we walk a Kendall house, the existing windows usually fall into one of these groups:

• Original pre-Andrew units, often aluminum single-hung or jalousie windows with plain annealed glass
• Post-storm replacements from the rebuild years, frequently non-impact glass meant to be covered by shutters or panels
• Later impact units on part of the house, with the rest still unprotected

Knowing which group you have tells us how much of the house really needs work.

Why the code changed

The Florida Building Commission's own history says Andrew showed that the old system of local codes did not give enough protection, and that the South Florida Building Code essentially failed when tested. The statewide Florida Building Code replaced local codes on March 1, 2002, and kept stricter High-Velocity Hurricane Zone rules for Miami-Dade and Broward. A Kendall home built or re-windowed before then may have products that would not be approved today.

Permits in unincorporated Kendall

Kendall is a census-designated place, not a city, so most addresses permit through Miami-Dade County. The county asks for a current Notice of Acceptance for each product type and wants the glass type, thickness and options shown on the plans or the NOA. Big picture windows and sliders carry the highest loads, so their product approvals deserve a careful check.

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Phasing a Kendall project

A full house can be a large investment. A sensible order:

• Sliding glass doors and the largest windows first
• Entry door next, with any garage door planned alongside through a garage door company
• Bedrooms and smaller windows after that

Until the last phase is done, keep shutters or panels for the remaining openings and make sure they still fit.

Reading the label on existing glass

Approved impact products are labeled, and many have a permanent mark etched or printed in a corner of the glass. If you are not sure what you have, look in each corner before calling. A missing label does not prove a window is not impact rated, but it is a good first clue, and your property's permit history with the county can fill in the rest.

Landmarks close by

Dadeland Mall, the Dadeland North and South Metrorail stations and the Don Shula Expressway shape traffic in East Kendall. We plan deliveries around them so window crates and installers arrive early and the job keeps moving. Call (786) 699-6948 to book a measure.