About 86% of North Miami Beach homes were built before 1990. We replace their windows with Miami-Dade NOA impact units and draw the detailed floor plan the city requires.
North Miami Beach's homes are mostly older: about 86% were built before 1990, and the median in 1967. About half are in multi-unit buildings.
The city's checklist asks for a floor plan with each opening's distance to the building corner, the roof mean height, and the building's size. Condo jobs need the Condominium Approval Form. On one-story homes, good ratings can skip the wind load calculations.
North Miami Beach requires a floor plan showing each opening being changed, its distance to the building corner, the roof mean height, and the building's length and width.
Source: City of North Miami Beach: Doors, Windows and Shutters ChecklistThe city waives wind load calculations on existing single-story single-family homes when the windows and doors are rated above plus or minus 55 psf.
Source: City of North Miami Beach: Procedures for Doors, Windows and Shutters PermitsCondo window and door jobs need a Condominium Approval Form, and the installation must be performed by a licensed professional.
Source: City of North Miami Beach: Doors, Windows and Shutters ChecklistIf the chosen windows lack a missile-impact rating, the shutter Notice of Acceptance must be submitted with the window permit.
Source: City of North Miami Beach: Doors, Windows and Shutters ChecklistAbout 86% of North Miami Beach's housing units were built before 1990, including 34% before 1960 (ACS 2020-2024).
Source: Census ACS 2020-2024: North Miami Beach year builtLocal details verified October 2026. Rules change; we confirm current code and permit requirements on every quote.
Impact windows run about $1,500 to $2,000 for an average-size window and $2,500 to $3,000 for a larger window, depending on brand and size. City of North Miami Beach permit fees are separate and itemized on your quote.
Impact window cost guide Financing options Finished projects Impact Windows: products and options
How it works
Floors and furniture covered, and the work area sealed off.
Old units pulled and openings prepped clean.
New impact units set plumb, anchored, and sealed.
County inspection scheduled, then paperwork handed to you.
“It has been a pleasure to work with David from modern window solutions. He is professional, and does excellent work. Definitely a terrific find for quality workmanship. Would recommend him without reservation.”
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FAQ
Straight answers on permits, ratings, and timing for your city.
Call (954) 884-8224Not if the new windows are rated above plus or minus 55 psf. North Miami Beach waives the calculations for existing single-story single-family homes in that case.
The Condominium Approval Form, and a licensed professional must do the installation. We handle both.
About $1,500 to $2,000 per average-size window and $2,500 to $3,000 per larger window, depending on brand and size, plus the city's permit fee.
Free measurement. Floor plan, forms, and the city permit handled.
Tell us about your project and David's team will follow up, usually the same week, with honest pricing and a permit plan.
(954) 884-8224