RenoRange / Renovation costs

What do Miami-Dade's rules require when I replace windows or doors?

Miami-Dade County's fast-track window and door permit is limited to exact changeouts at detached one- and two-family homes and townhouses with a mean roof height of 30 feet or less. The county's disclosure statement says that when more than 25 percent of the glazed openings are replaced, every replaced opening must meet the impact requirements, using impact glass or an approved impact device, and that the product approval or Notice of Acceptance must be for the current building code.

The fast-track window and door permit

For single-family residential properties, Miami-Dade runs a fast-track permit for retrofitting windows and doors. The county's owner and contractor disclosure statement sets its limits: it is valid only for detached one- and two-family dwellings and townhouses with a mean roof height of 30 feet or less, and only for the exact changeout of existing openings, with no modifying, adding or deleting an opening. Applications can be audited at random, and one found to be erroneously completed can be revoked and sent back through regular review with full fees repaid. Other work goes through the standard permit process (see our permit timelines guide).

The 25 percent rule and product approvals

The same disclosure statement says that when replacing more than 25 percent of the glazed openings, all glazed openings replaced must meet the impact requirements, using impact glass or an approved impact device, citing Florida Building Code, Existing Building, Section 707.4. A separate permit application is required for shutters or other impact devices.

Products must carry a Florida Product Approval or a Miami-Dade County Notice of Acceptance (NOA) for the current building code; the county says expired, out-of-code-cycle approvals are not acceptable. How HVHZ product approvals work is covered in our HVHZ roofing guide, and the county's Product Control Search lets you look up an NOA. The county also publishes a wind load chart for replacement windows and doors at detached one- and two-family homes and townhouses of 30 feet or less, based on 175 mph (3-second gust), Exposure C, for use countywide.

Other conditions the county lists

The disclosure statement also states that bedroom windows must keep meeting emergency escape and rescue opening requirements (Florida Building Code, Existing Building, Section 702.5), and that when the value of the window or door change-out exceeds 30 percent of the building's assessed value, the residential energy efficiency requirements of the Florida Building Code, Energy Conservation volume must be met. Where permitted, inspections can be done virtually or on site at the Building Official's discretion.

If you live in a condo

Section 718.113(5) of the Florida Statutes requires every residential condominium board to adopt hurricane protection specifications for each building, and says that, if the documents require approval, a board may not refuse a unit owner's hurricane protection that conforms to those specifications. See our condo and HOA approval guide. For a whole-home planning range, see the whole-home renovation cost guide or get a free estimate.

This page explains a public program or building code and is not legal advice. It is not a binding quote — a licensed local contractor or your building's engineer gives the firm number for your specific project.

Sources

• Miami-Dade County, Fast Track Window/Door Permitting Owner and Contractor Disclosure Statement (03/23) (opens in a new tab)
• Miami-Dade County Board and Code Administration, BORA Interpretation (Jan. 26, 2024): wind load table for openings in walls (opens in a new tab)
• Florida Statutes s. 718.113, subsection (5): hurricane protection in condominiums (opens in a new tab)
• Miami-Dade County — Product Control Search (look up a product's Notice of Acceptance) (opens in a new tab)

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