Impact Windows in Miami Springs, FL

Miami Springs has some of the oldest homes we work on, and choosing impact windows here usually starts with the look of the house. Glenn Curtiss and James Bright founded the city in the 1920s as Country Club Estates, and its early buildings followed the Pueblo Revival style, with some Mission design. Thick stucco walls, deep window reveals and small divided panes are part of that look, and the replacement windows should suit them.

Matching the style

Pueblo and Mission homes tend to have recessed openings and simple, chunky trim. A few choices keep new impact units looking right:

• Frame colors in bronze, white or a dark tone that matches existing trim
• Grid patterns between the glass that echo the original divided lites
• Casement or single-hung units where the original was a crank-out or hung window
• Deep sills and returns that keep the recessed shadow line

The city has an Architectural Review Board that reviews plans for buildings being altered or renovated, so ask whether your project needs its review.

What the city asks for

The City of Miami Springs publishes a window and door replacement checklist. Among other items, it asks for two sets of floor plans showing each opening's size and location, the product approval number for every window, door, fixed glass and mullion, and each opening's wind load pressure. It also requires two sets of wind load calculations signed and sealed by a Florida-registered architect or engineer, or a Miami-Dade wind load table.

Egress and shutters

The same checklist states that every bedroom needs at least one egress opening at least 20 inches wide and 24 inches high, which matters when you change a window style. It also says a separate shutter permit is required if the replacement windows and doors are not impact resistant. Going fully impact removes that extra permit and the storm-day work that comes with it.

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French doors for courtyards and patios

Many older Miami Springs homes open onto a rear patio or side courtyard. Impact French doors suit that setting: two hinged panels, laminated glass and multi-point locks. They carry design pressure ratings like any other impact unit, and on a large opening those numbers should be checked against the wind loads on your plans.

Living by the airport

Miami International Airport lies directly south of the city along NW 36th Street. Laminated glass usually cuts a good share of street and aircraft noise compared with older single-pane units, which is a welcome extra for homes near the airport side of town. Call (786) 699-6948 to set up a visit.