Impact Windows in Key Biscayne, FL

Key Biscayne is an island, and impact windows here face conditions that inland homes never see. The village sits between the Atlantic Ocean and Biscayne Bay, with Crandon Park to the north and Bill Baggs Cape Florida State Park to the south, at an elevation of about 3 feet. Wind comes off open water from every direction.

Salt and corrosion

Ocean air is hard on window hardware. When choosing impact units on the island, look for:

• Stainless steel or coated fasteners and anchors
• Hardware rated for coastal use
• Frame finishes designed for salt exposure
• Weep systems that drain well and are easy to rinse

Rinsing frames and tracks with fresh water after storms and every few months makes a real difference.

Single-family homes from the Mackle era

Starting in 1951, the Mackle Construction Company offered new homes on Key Biscayne for $9,540 with $500 down. If your house dates from that era, its openings may still be the original sizes; if it is newer, they may be much larger. Either way, we measure each opening and match approved units to it.

Condominiums

Condominium towers drove much of Key Biscayne's growth. In a condo, the association usually controls exterior glass, and Miami-Dade notes that condominiums and apartments need zoning review for permanent shutters. If you own a unit, start with your association's specifications; we price to that standard and provide the product approvals for its review.

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Sliders facing the water

Waterfront homes often have wide sliding glass doors. These openings face the highest wind loads on the island, so their design pressures need careful checking. Sill height and drainage matter just as much, because wind-driven rain off the ocean can push water across a poorly designed threshold.

Hurricane history on the island

When Andrew passed in 1992, it flooded some Key Biscayne homes and businesses and its eye wall crossed Bill Baggs Cape Florida State Park. Flooding is a separate hazard from wind, and impact windows do not stop rising water. They do keep the envelope closed so wind and wind-driven rain stay out, which limits damage inside the house. On an island at about 3 feet of elevation, check your flood zone and evacuation plan with the county alongside any window upgrade.

Glass coatings for bright light

Island homes get intense sun reflected off the water. Low-E coatings on laminated glass cut heat gain without making rooms dark, and tints can reduce glare further where association rules allow. Because the laminated interlayer already blocks most UV light, interior finishes fade more slowly too.

Permits on the island

Key Biscayne incorporated on June 18, 1991, and has its own building department. Check its current requirements early, since island deliveries over the Rickenbacker Causeway take planning. Call (786) 699-6948 to set up a visit.