Free in-home measure and quote - PGT, CGI and CWS impact lines compared on your actual openings, style by style
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AfterWindow Company in Three Lakes, FL
Window and door work in Three Lakes comes down to one thing most homeowners don’t realize until inspection day: Miami-Dade’s Notice of Acceptance. If the product label doesn’t carry an active NOA number, the permit fails. Plain and simple. That single county rule shapes every replacement we do here, from the first measurement to the final stucco patch. Three Lakes homes run heavily to 1970s through 1990s concrete block construction, and many still carry their original single-pane aluminum or jalousie windows. We’re Westlight Windows & Doors, an independently owned and operated Kingswell location, and we’ve built our whole Three Lakes process around the county’s stricter code, the humidity that eats seals, and the masonry anchoring these CBS walls demand. Call us at (903) 354-7134 when you’re ready for a written price before any work starts.
Why Three Lakes Homes Are Different
Three Lakes sits on the edge of the Everglades drainage basin in southern Miami-Dade. That’s not a scenic detail. It’s the reason window seals, weatherstripping, and threshold sweeps fail faster here than in inland Florida communities of the same age. Persistent high humidity accelerates aluminum oxidation and mold growth around any opening that isn’t fully watertight. Pair that with South Florida’s UV index, and a glazing seal that might last fifteen years elsewhere can cloud and fail in eight or ten here.
The housing stock compounds it. Most Three Lakes homes are pre-1992 CBS single-family builds, constructed before Hurricane Andrew forced Miami-Dade to rewrite its building code. Original single-pane aluminum frames and hollow-core sliding glass doors are common. CBS walls require proper masonry anchoring and compatible stucco patching around every new frame, a different skill set from the wood-frame work common further north. And because Three Lakes is unincorporated, permits route through Miami-Dade’s BORA office rather than a city hall. Inspectors verify the NOA number printed on the product label matches the approved listing. Contractors who source windows with only a Florida Product Approval number routinely fail inspection here and face costly change-orders that wouldn’t happen across the county line in Broward.
Our Main Three Lakes Services
Three Lakes homeowners call us most about two things: replacing original windows that insurance underwriters won’t accept anymore, and installing doors that actually seal against the humidity. Each service has its own page with local pricing and details.
Window Replacement in Three Lakes
Replacing windows in Three Lakes usually means pulling out original single-pane aluminum frames from CBS walls and setting in impact-rated or high-performance glass that carries a Miami-Dade NOA. We handle the anchoring, the stucco patch, and the permit paperwork through the county. The full breakdown, including what pre-1992 homes typically need, is on the Window Replacement in Three Lakes page.
Window Installation in Three Lakes
New construction and addition work in Three Lakes runs through the same county inspection process, but the variables shift: rough openings in fresh block, NOA labels visible for the inspector, and flashing details that hold up to the basin humidity. We install what the job calls for, not what we happen to stock. See Window Installation in Three Lakes for the specifics.
Door Installation in Three Lakes
Entry doors, sliding glass doors, and French doors in Three Lakes face the same NOA requirement as windows, plus the daily punishment of humidity at the threshold. Hollow-core originals are common. We replace them with properly weather-sealed units anchored for CBS openings. Details are on the Door Installation in Three Lakes page.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
Brands We Service in Three Lakes
We carry eight manufacturer lines, including impact-rated PGT and CGI, plus ECO Window Systems and Therma-Tru for doors. Having genuine product choice means the right window or door gets matched to the job, not forced. Parts and full units are stocked at our South Florida location, which keeps Three Lakes lead times tight. Visit our brands to see the full range.
Pricing for Window Company in Three Lakes, FL
| Service | Typical Range in Three Lakes |
|---|---|
| Window replacement (per window, standard size) | $650-$1,400 installed |
| Window installation (new construction, per window) | $500-$1,100 installed |
| Impact window replacement (per window) | $1,100-$2,800 installed |
| Sliding glass door replacement | $1,800-$4,500 installed |
| French door replacement | $2,200-$5,500 installed |
| Entry door installation | $1,400-$3,800 installed |
| Window glass replacement (per pane) | $175-$475 |
| Window screen replacement | $45-$125 per screen |
| Sliding door roller replacement | $150-$350 |
| Sliding door lock replacement | $95-$225 |
Prices in Three Lakes tend to push toward the upper end when the job involves an NOA-required impact product, pre-1992 CBS anchoring work, or stucco repair around a rotted opening. You’ll receive a written line-item price before any work starts, and that number doesn’t change at the door.
Neighborhoods We Serve in Three Lakes
We work throughout Three Lakes, including the residential streets south of SW 184th Street and the pockets west of SW 127th Avenue where CBS construction dominates. Here are the areas we cover most often:
- Three Lakes proper
- Areas bordering Country Walk
- Streets near Larry and Penny Thompson Park
- Homes off SW 122nd Avenue
- Communities near Zoo Miami
Most Three Lakes addresses fall within a short drive of our South Florida dispatch office, so a scheduled visit usually lands inside the window we give, not after it.
Service Area – Cities Near Three Lakes
Beyond Three Lakes, our crews regularly handle window and door work in nearby South Florida communities. We serve Miami, FL to the northeast, Hialeah, FL a bit further north, Fort Lauderdale, FL up the coast, and Pembroke Pines, FL in southwest Broward. The unincorporated Miami-Dade code requirements shift once you cross the county line, and our pricing reflects that where applicable.
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 About Window Company in Three Lakes
Any permitted window or door replacement in Three Lakes must carry an active Miami-Dade Notice of Acceptance, which is stricter than the baseline Florida Building Code. Inspectors check the NOA number on the product label against the approved listing. Call (903) 354-7134 if you want help navigating the permit step.
Yes. Three Lakes is unincorporated Miami-Dade, so permits route through the county’s BORA office rather than a city hall. We pull permits for every job, and the inspection is scheduled once the work is complete.
We schedule estimates from our South Florida dispatch office, and most Three Lakes addresses fall within a short drive. Call (903) 354-7134 and a live person will set a time, give you a written arrival window, and confirm the appointment.
Call Westlight Windows & Doors at (903) 354-7134 to schedule your free estimate in Three Lakes. You’ll get a written price before any work begins, and Owen Satterfield’s team will make sure the NOA number on your label matches the approved listing before the inspector ever arrives.
What happens when you call
- 1A real person answersNo phone trees - talk to a local windows & doors pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Three Lakes Customers Say
"Got quotes from three companies. Westlight wasn't the cheapest but they were the only one who measured everything carefully and put it all in writing. Worth it. No surprises on install day."
- Craig Dillard"Our sliding patio door had come off its track years ago and we just lived with it. New one is smooth as butter. They hauled off the old one and vacuumed up before they left."
- Jessica Landry"Replaced eight drafty old windows that were basically single pane. The house is warmer already and the street noise is way down. Crew was on time both days and the price was exactly the quote."
- Harold Bemis