Replacing windows or doors in South Florida requires a building permit and a final inspection in every county. The process is routine when a licensed contractor handles it, and it is the only way to get the closed permit your insurer and a future buyer will ask for. Here is what happens from application to closeout.
Why a permit is required
Windows and doors are part of the building envelope, and the Florida Building Code treats them as structural openings. A permit confirms that the products are approved for your wind zone, that the installation matches the approved drawings, and that an inspector has verified the work. Unpermitted window work can be flagged at sale, can void insurance coverage for storm damage, and can be ordered removed.
Step by step
- 1. Measurement and product selection. Every opening is measured and a product is chosen for each one. The products must carry a Florida Product Approval, or a Miami-Dade NOA in Miami-Dade and Broward.
- 2. Permit application. The contractor files with your city or county building department. The package includes the application, the product approvals and drawings for each window and door, a site plan or window schedule, and the contractor’s license and insurance. HOA or condo association approval is often required before the permit is issued.
- 3. Plan review. The building department checks the approvals against your wind zone and design pressures. Review time varies by municipality, from a few days to several weeks.
- 4. Manufacturing. Windows are built to the measured sizes once the order is placed. This typically takes several weeks and often overlaps with plan review.
- 5. Installation. Crews remove the old units, inspect the openings, and install the new windows anchored exactly to the approved drawings. Most homes take one to three days.
- 6. Final inspection. The inspector verifies product labels against the approvals, checks anchoring and sealing, and closes the permit. The contractor schedules and attends the inspection.
- 7. Closeout. You receive the closed permit, the product approvals and the manufacturer warranty registration. Keep these for your wind mitigation inspection and your records.
Who pulls the permit
The licensed contractor doing the work pulls the permit under their license. Be cautious of any installer who asks you to pull an owner-builder permit, which shifts the liability to you and usually means the installer is not licensed for the work. Elevate Impact Windows is a Florida certified general contractor, license CGC1539231, and pulls every permit under that license.
What it costs and how long it takes
Permit fees are set by each municipality and are included in your quote from Elevate Impact Windows. The overall timeline from signed contract to final inspection is typically six to ten weeks, driven mostly by manufacturing lead time and plan review. We give you a schedule at the start and update you as the permit moves.
County notes
- Miami-Dade and Broward. High Velocity Hurricane Zone. Products must carry a Miami-Dade NOA or equivalent HVHZ approval. Permits are filed with the county or the municipality depending on where you live.
- Palm Beach County. Wind-borne debris region. Florida Product Approval required. The City of West Palm Beach, Boca Raton and other cities run their own building departments.
- Monroe County (the Keys). Highest design wind speeds in Florida. Florida Product Approval required, and floodplain rules may apply to lower-level openings.
Read more: What is a Miami-Dade NOA? and how impact windows lower your insurance.
Frequently asked questions
Do I need a permit to replace windows in Florida?
Yes. Window and door replacement requires a building permit and a final inspection in every South Florida county.
Who is responsible for pulling the permit?
The licensed contractor performing the work. Elevate Impact Windows pulls every permit under license CGC1539231 and schedules the final inspection.
How long does a window permit take?
Plan review ranges from a few days to several weeks depending on the municipality. The full project, including manufacturing, typically runs six to ten weeks.
What happens if windows were installed without a permit?
The work can be flagged at sale, storm damage claims can be denied, and the building department can require the windows to be permitted after the fact or removed.
Do I need HOA approval too?
Often, yes. Many associations require approval of the product, color and style before the permit is issued. We provide the documents your HOA requests.