Free in-home measure and quote - PGT, CGI and CWS impact lines compared on your actual openings, style by style
Sliding glass doors
Impact garage doorsPGTCGI
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Impact windows and doors in Three Lakes have to meet a higher bar than almost anywhere else in Florida. Three Lakes sits inside Miami-Dade County’s High Velocity Hurricane Zone (HVHZ), so every unit we install here carries a Miami-Dade Notice of Acceptance (NOA), not just a state product approval. That single fact shapes everything: which frames hold up, which glass survives, and why a cheap inland-spec window costs more here within a decade. If you’re looking at Impact Windows & Doors for a home in Three Lakes, call (754) 238-2201 and we’ll walk the job with you before any quote is written.
Why TruePane Windows & Doors Is Three Lakes’s Preferred Impact Windows & Doors Company
Our crews know Three Lakes from the ground up. We’ve worked CBS homes off SW 184th Avenue, quiet cul-de-sacs near the old rock pits, and the post-Andrew rebuilds scattered through the neighborhood. The housing stock here is concrete block stucco from the late 1960s through early 1990s, which means every window rough opening needs pressure-treated bucks and masonry anchors, not the quick wood-frame screws that work in central Florida. We do it the right way because the wall demands it.
TruePane was founded in 2008 by Dale Kessler, a second-generation glazier who built the company on a rule still written on his whiteboard: if the pane is not true, the job is not done. That’s our standard on the first visit and the baseline for every callback. Background-checked, uniformed technicians measure every opening twice, quote manufacturer lines side by side on paper, and register both warranty layers before the truck leaves the driveway. A live person answers our phone 24 hours a day, 7 days a week. You’ll never hit a voicemail tree.
Our Done Right Promise is in writing. If something isn’t right, we make it right. No paperwork fights, no fine print that covers neither. That’s what more than years of community service looks like: a company that plans to be in Three Lakes in thirty years, not one that disappears after the final invoice.
Our Impact Windows & Doors Services in Three Lakes
Hurricane Impact Windows
Three Lakes homes need impact windows that carry a Miami-Dade NOA, full stop. We install PGT, CGI, and Ply Gem units engineered for HVHZ wind loads and flying debris. Your existing openings matter: CBS construction requires masonry anchors and pressure-treated bucks, and we don’t shortcut that process. The result is a window that’s square, sealed, and registered with the manufacturer before the truck leaves.
Impact Sliding Glass Doors
Ground-level sliding glass doors in Three Lakes take punishment from standing water after tropical downpours and salt-air pulses off Biscayne Bay. We replace first-generation aluminum sliders from the 1992-95 rebuild era with marine-grade aluminum frames and stainless steel hardware. Threshold seals get special attention because that’s where most water intrusion starts in this low-lying basin.
Impact Entry & French Doors
Front entry and French doors face the same HVHZ rating requirements as windows in Three Lakes. Whether you’re replacing a rusting 1993 door or upgrading a jalousie-era opening, we set the frame plumb, flash the rough opening with butyl tape, and register both warranty layers. The door has to open easy in July and seal tight in September.
Impact Garage Doors
Garage doors are the largest opening in most Three Lakes homes, and a non-rated door turns the whole garage wall into a wind trap. We install impact-rated garage doors with reinforced tracks and bracing that meet the same NOA standards as our windows and sliders. It’s not an add-on. It’s part of the same wind-resistance envelope.
What happens when you call
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A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Three Lakes
We’re an authorized installer for more than a dozen manufacturer lines, and for Three Lakes we lean on the ones that hold up in salt air and HVHZ conditions: PGT, CGI, and Ply Gem, along with CWS when the job calls for it. Because we install these brands every week across south Miami-Dade, we know each product’s quirks, lead times, and warranty process. We stock common parts locally and don’t leave a job hanging on a backordered corner guard or missing stucco trim piece. Side-by-side quotes on paper mean you see exactly what you’re buying before you sign.
Common Impact Windows & Doors Problems We See in Three Lakes Homes
- Oxidized aluminum frames on first-generation impact windows. Homes rebuilt between 1992 and 1995 got windows that met the code of that era, but three decades of salt-air pulses off Biscayne Bay has pitted and oxidized the frames. The glass may still be intact, but the frame is losing structural integrity.
- Fogged insulated glass units. When the seal fails, argon gas escapes and condensation forms between the panes. The window still blocks wind, but it’s no longer insulating, and the Low-E coating oxidizes. In Three Lakes, we see this on units that are 25 to 30 years old.
- Water intrusion at sliding glass door thresholds. Routine tropical downpours leave standing water at ground level, and degraded weatherstripping or failed flashing tape at the sill lets it through. The fix is a new marine-grade frame with properly flashed rough opening, not a tube of caulk.
- Jalousie windows in Florida rooms and secondary bedrooms. These pre-Andrew louvered windows provide zero hurricane protection and fail Miami-Dade NOA compliance entirely. Converting them requires custom masonry infill and buck framing before a compliant impact unit can even be set.
Pricing for Impact Windows & Doors in Three Lakes, FL
A typical single impact window replacement in Three Lakes runs $900 to $2,200 installed, depending on size, frame material, and glass package. Impact sliding glass doors run $3,800 to $7,500 for a standard 3-panel opening. Impact entry doors start around $2,400 and go up from there based on width and hardware. Impact garage doors run $4,500 to $9,000. These are real numbers for this market. What moves the price is the opening’s condition: if we’re pulling a 1993 frame out of a CBS wall, the masonry buck and flashing work adds labor that a wood-frame home in central Florida wouldn’t require. We price upfront and in writing. No surprises on the bill.
We Also Serve Cities Near Three Lakes
TruePane’s Three Lakes crews also cover nearby south Miami-Dade communities, including Anna Maria, Acacia Villas, Alafaya, and Altamonte Springs. If you’re just outside Three Lakes, the same HVHZ standards and the same team apply. Call (754) 238-2201 and we’ll confirm your neighborhood is in our route.
Serving Three Lakes, FL - Our Local Coverage Area
We’re based in the Three Lakes area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs - Impact Windows & Doors in Three Lakes
Because Three Lakes lies entirely within Miami-Dade County’s High Velocity Hurricane Zone, and the NOA is a stricter standard than Florida product approval. An NOA certifies that the complete window assembly, including frame, glass, and anchoring method, was tested to Miami-Dade’s higher wind and missile-impact requirements. Products sold in Broward or Palm Beach counties often don’t meet it. So if you see a window marketed for “Florida code,” verify it carries the specific Miami-Dade NOA number before you buy. We handle this on every Three Lakes job and register the approval paperwork with your warranty documents. Call (754) 238-2201 for an exact quote on NOA-compliant windows.
Jalousie windows cannot be retrofitted with impact glass. The louvered frame design provides no structural base for an impact-rated unit, and it fails NOA compliance entirely. The correct fix is custom masonry infill around the opening, installation of a pressure-treated buck, and then setting a full impact window in the new rough opening. We do this conversion regularly on Florida rooms and secondary bedrooms throughout Three Lakes. The job takes longer than a like-for-like window swap, but it’s the only way to get a compliant, insured, warrantied installation. Call (754) 238-2201 and we’ll walk your openings with you.
Look for three signs: condensation or fog between the glass panes, visible pitting or white oxidation on aluminum frames, and windows that bind or fail to lock after years of salt-air exposure. If your home was rebuilt or retrofitted between 1992 and 1995, your windows are now 30 years old and likely past their service life. In Three Lakes, we replace these first-generation units routinely. The glass may still be impact-rated, but a failed seal or oxidized frame means the window is no longer doing its full job. Call (754) 238-2201 and we’ll inspect yours the right way, no charge for the visit.
Yes. Ground-level sliding glass doors are the most common water-intrusion point we see in Three Lakes. The flat, low-lying south Miami-Dade basin leaves standing water after tropical rain events, and the threshold is exposed to it. Degraded weatherstripping, failed sill flashing, and pitted aluminum tracks let water through. When we replace a slider here, we set a marine-grade aluminum frame with stainless steel hardware and flash the rough opening with butyl tape before reinstalling the stucco. That’s the difference between a door that stays dry and one that leaks in the next big storm. Call (754) 238-2201 for a free estimate on a slider replacement.
Yes, and the difference shows up within about eight to ten years. Three Lakes sits close enough to Biscayne Bay that salt-air pulses accelerate aluminum frame oxidation and hardware corrosion. Standard powder-coated frames from an inland spec will start pitting and losing finish long before the glass fails. Marine-grade frames use a different alloy and coating process, and the hardware is stainless steel instead of zinc-plated. The marine-grade version runs about 10 to 15 percent more upfront, but it’s the difference between replacing a window once and replacing it twice over the life of the home. We specify it on every Three Lakes job because the cheap spec costs more within a decade. Call (754) 238-2201 to get a side-by-side quote on both specs.
Written by Dale Kessler, Owner at TruePane Windows & Doors, serving Three Lakes with impact windows and doors that meet Miami-Dade HVHZ standards.
Six Reasons Homeowners Choose TruePane Windows & Doors
Impact systems engineered to design pressures up to +/-100, matched to your wind zone - your openings hold when the storm arrives.
Low-E insulated impact glass from our manufacturer lines commonly cuts monthly cooling bills 20-30%.
Laminated impact glass shuts out up to 40% of outside noise - traffic, neighbors, weather.
Monitoring services run $30-90 a month. Laminated impact glass resists forced entry around the clock, with no subscription.
Florida homeowners average around 25% savings on the windstorm portion of their policy after protecting every opening - some homes qualify for more.
A full impact package upgrades curb appeal, buyer confidence and appraised value in one project.