Free in-home measure and quote - PGT, CGI and CWS impact lines compared on your actual openings, style by style
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Before
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Before
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Before
AfterFast, Reliable Window Installation Across Key Biscayne
Window installation in Key Biscayne runs $850-$2,400 per opening for standard NOA-rated impact units, with full-home replacement on a mid-century concrete-block house typically landing between $14,000 and $38,000 depending on opening count, frame material, and access. Most single-family jobs take one to three days once materials arrive. Call (754) 238-2201 and we’ll give you a written, line-by-line quote before any work begins.
We’ve worked the island long enough to know the two questions every homeowner here asks first: will the window survive the salt, and will the installers get along with my neighbors. The answer to both comes down to how the job is planned. Key Biscayne lots sit close, streets run narrow, and condo towers rise over Crandon Boulevard. None of that is a reason to settle for a mainland-grade window. It’s the reason you spec it right and stage it tight.
Why TruePane Windows & Doors Is Key Biscayne’s Preferred Window Installation Company
TruePane was founded by Dale Kessler, a second-generation glazier who put his name on the whiteboard rule: if the pane is not true, the job is not done. That rule governs every install we run on Key Biscayne, from a first-floor jalousie swap near the village to a twelfth-floor condo replacement over Crandon Boulevard. We’re not the cheapest bid, and we don’t try to be. We’re the company that shows up with the right NOA paperwork, the right marine-grade hardware, and a crew that knows how to work a zero-lot-line site without turning the neighbor’s side yard into a staging lot.
Our Window Installation team has handled replacements across Key Biscayne’s mid-century concrete-block homes, 1970s condo towers, and the larger single-family lots that run toward the Cape Florida side. We know the village’s noise-window rules, the crane-permitting path for upper-floor work, and the difference between a window that passes inspection and one that still seals tight in ten years of salt air. Every job carries our Done Right Promise: both manufacturer warranty layers registered in writing before the truck leaves your driveway. A live person answers our phone 24 hours a day. You call, a person picks up, not a voicemail tree.
Our Window Installation Services in Key Biscayne
Casement Windows
Casement windows work well on Key Biscayne because the sash presses against the frame when the wind loads up, which helps with both water resistance and impact performance. We install NOA-rated casement units from CGI, CWS, and ES Windows with marine-grade hinges and multi-point locks that don’t seize from salt exposure. On older concrete-block homes off Westwood Drive and Woodcrest Lane, casements are a common replacement for the original aluminum jalousie windows that rattle in every breeze and leak air all year.
Fixed & Picture Windows
Fixed windows carry the largest glass area, which means they need the strongest frames and the cleanest flashing work. Key Biscayne homes that face east toward the Atlantic or catch reflected spray off the bay get hit from both directions, so we spec fusion-welded frames and stainless hardware on every fixed unit. For living rooms and kitchens where the view matters, a properly set picture window opens up sightlines without sacrificing impact rating. We measure every opening twice before ordering.
Sliding Windows
Sliding windows are common in Key Biscayne’s older single-story homes and condo bedrooms, but the original single-pane sliders from the 1960s and 1970s do not meet current Miami-Dade HVHZ code. We replace them with impact-rated horizontal sliders that track smoothly and drain properly, using rollers and locking hardware rated for saltwater exposure. On island lots where every square foot counts, sliders also make sense because they don’t swing into a walkway or bump a neighbor’s fence line.
Single & Double Hung Windows
Double hung windows let you ventilate from the top or bottom, which helps in Key Biscayne’s shoulder seasons when you want airflow without running the AC all day. We install them with tilt-in sashes for easy cleaning and weatherstripping that holds up against constant humidity. Single hung units cost slightly less and work well on secondary elevations where you don’t need top-down airflow. Both come with NOA impact packages and marine-grade balances.
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 Key Biscayne
We’re an authorized installer for CGI, CWS, and ES Windows, and we stock local parts and common hardware for Key Biscayne customers so a follow-up adjustment doesn’t require a two-week parts order. When we quote a job, we put the manufacturer lines side by side on paper so you see exactly what you’re buying, what the impact rating is, and what the warranty covers. We register both warranty layers in writing before the truck leaves the driveway. Every time.
Common Window Installation Problems We See in Key Biscayne Homes
- Mainland-grade hardware on an island site. Standard aluminum frames, weep holes, and locking hardware pit and seize within two years here because the salt spray comes from both Biscayne Bay and the Atlantic, not just the ocean side. We spec marine-grade hardware on every Key Biscayne install, full stop.
- Condo crane-window requirements getting missed. Upper-floor units in older Crandon Boulevard towers often need custom-sized NOA units craned in, which requires village permitting and association coordination. A bidder who doesn’t plan for the crane delivers a window that can’t reach the unit.
- Stop-work orders from neighbor complaints. Key Biscayne has noise-window rules, and a zero-lot-line site means your neighbor’s wall might be four feet from your house. Starting demolition outside the approved hours triggers a stop-work order fast. We pull the permits and notify the right people before the first screw comes out.
- Original aluminum jalousie windows limping along. Many 1950s and 1960s single-family homes on the island still carry original jalousie windows that predate post-Hurricane Andrew code. They don’t seal, they don’t impact-rate, and they leak conditioned air all year. Full opening replacement is the norm here, not the exception.
Pricing for Window Installation in Key Biscayne, FL
Here’s what we see on the island: a standard NOA-rated impact casement window runs $950-$1,700 per opening installed. Fixed picture windows run $900-$2,100 depending on glass area and frame material. Sliding windows land between $850 and $1,900. Double hung units run $1,000-$2,400. Bay and bow windows are the high end, typically $4,500-$9,000 per assembly because of structural support and custom sizing.
Three things move the number on Key Biscayne: access (a twelfth-floor condo over Crandon Boulevard needs a crane and association coordination, which adds $1,500-$4,000 to the bid), site constraints (a tight lot where staging goes in the driveway and debris gets hand-carried out costs more than an open yard), and condition of the existing opening (rot, termite damage, or out-of-square rough openings add repair time). We write fixed line-item quotes. The number we give you is the number on the bill. Call (754) 238-2201 to schedule a free estimate.
We Also Serve Cities Near Key Biscayne
TruePane serves Key Biscayne and the surrounding South Florida communities, including Miami Beach, Miami, Coral Gables, and Hialeah. If you’re near the island but not on it, we’ll bring the same NOA knowledge and marine-grade hardware standards to your job. Call (754) 238-2201 and tell us where you are.
Serving Key Biscayne, FL - Our Local Coverage Area
We’re based in the Key Biscayne 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 - Window Installation in Key Biscayne
Yes. Every replacement window or door on Key Biscayne must carry a Miami-Dade Notice of Acceptance (NOA) impact rating because the entire village sits inside the High Velocity Hurricane Zone. There’s no exemption for interior lots, no grandfathering for original windows. If a contractor quotes you a window without an NOA number on the bid, walk away. We list the NOA number on every quote we write for Key Biscayne. Call (754) 238-2201 for a free estimate with the paperwork in hand.
Upper-floor condo replacements in Key Biscayne require village permitting for the crane, association approval for the work window, and often a site safety plan before the lift can be scheduled. Custom-sized NOA-rated units are ordered to the opening, not trimmed on site. We coordinate the permit, the association, and the crane, and we include that coordination in the fixed quote upfront. For a 12th-floor replacement on Crandon Boulevard, expect the access line item to add $1,500-$4,000. Call (754) 238-2201 and we’ll walk you through the full path.
We stage materials in the driveway or on a street-legal flatbed where the driveway is too short, we never pile scrap in the neighbor’s yard, and we use magnetic sweeps to clean metal shavings and screws off the property at the end of every day. On a tight lot, the staging plan affects the quote because it changes labor hours. We tell you the plan before we start, not after the truck shows up. Call (754) 238-2201 for a site-specific estimate.
Not by village statute in every case, but you need to notify us, because a four-foot setback changes how we stage, where we cut, and what hours we run power tools. Key Biscayne’s noise-window rules mean work starts at approved hours and stops at approved hours, period. We also give adjacent neighbors a heads-up before loud demolition on zero-lot-line sites because it prevents the complaint that triggers a stop-work order. A square deal includes keeping the neighbors onside. Call (754) 238-2201 and we’ll walk the site with you.
Because the island has three variables the phone can’t see: salt damage to the existing rough opening, access constraints that change labor hours, and association or permitting requirements that apply to your specific building. A quote given over the phone is a guess. A quote given after we measure the opening, check the rough framing, and look at the staging path is a number we’ll stand behind in writing. We don’t change the price after the fact, but we do need to see the site before we commit to one. Call (754) 238-2201 to schedule a free on-site estimate.
Call TruePane for Window Installation in Key Biscayne
If you live on Key Biscayne and you’re tired of windows that rattle in the wind, leak salt air, or fog between the panes, call (754) 238-2201. We’ll send a background-checked, uniformed technician to measure every opening twice, quote the manufacturer lines side by side on paper, and give you a fixed price before any work starts. Dale Kessler’s rule still governs every job: if the pane is not true, the job is not done. We stand behind it.
Written by Dale Kessler, Owner at TruePane Windows & Doors, serving Key Biscayne with years of glass and glazing experience.
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.