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
Before
After
Before
After
Before
AfterFast, Reliable Custom Windows & Doors Across Three Lakes
Custom window and door work in Three Lakes runs anywhere from $900 for a single architectural grille retrofit to $38,000 for a full curtain wall replacement, and most jobs are quoted within 48 hours of the first measurement. That’s the honest range we give homeowners because it reflects what’s actually behind the walls here: 1970s CBS construction, fixed block rough openings, and a Miami-Dade High-Velocity Hurricane Zone code that touches every opening in the house. We know Three Lakes because our crews work these streets weekly, from the cul-de-sacs off SW 122nd Avenue to the older sections near the lake basins. Call (813) 320-9346 and a live person answers, not a voicemail tree.
Why TruePane Windows & Doors Is Three Lakes’s Preferred Custom Windows & Doors Company
We’ve repaired and replaced enough windows in Three Lakes to know what the original builders left behind. Homes here went up fast in the 1970s through the early 1990s, mostly CBS construction with single-pane aluminum or jalousie windows that made sense before anyone thought about wind-borne debris. What that means now is predictable: failed seals, oxidized frames, and rough openings that were never sized for modern impact-rated assemblies. The job is rarely a straight swap, and our team plans for that.
Our technicians are background-checked and uniformed, and the same crew that measures your openings is the crew that installs them. We register both manufacturer warranty layers in writing before the truck leaves your driveway. That’s The Keystone Standard, and it’s the only way we work. Dale Kessler founded TruePane in 2008 on a rule that’s still taped to the shop whiteboard: if the pane is not true, the job is not done.
The 90-Day Done Right Promise backs every installation. If something isn’t right, we fix it. No paperwork fights, no arguing, no fine print that covers neither. Seniors and veterans get a permanent 5% discount on every job, and our maintenance check catches weatherstripping and seal problems before they become water intrusion.
Our Custom Windows & Doors Services in Three Lakes
Custom Shape Windows
Half-rounds, eyebrows, trapezoids, and true-radius units are common on the lakefront-facing elevations throughout Three Lakes. These openings were often framed by hand, and no two are exactly alike. We template every custom shape on site, order the unit to match, and install with the same flashing detail as a standard window. A custom trapezoid with a Miami-Dade NOA runs roughly $1,100 to $2,800, depending on glass spec and frame material.
Architectural Grilles & SDLs
Three Lakes homes built before 1990 often carry a particular look: narrow sightlines, divided lites, and grilles that matched the aluminum of the original windows. Replacing those with impact-rated units doesn’t mean losing that character. We can match true divided lite profiles or simulated divided lites with internal grilles, flat or contour, in colors that match original aluminum or transition to a modern finish. Adding SDLs typically runs $85 to $140 per sash depending on profile and glass pairing.
Oversized Glass Panels
Some Three Lakes homes, particularly those lot lines that back to open water, have floor-to-ceiling glass or oversized fixed picture windows. Replacing those is not a one-man job and it’s not an off-the-shelf order. We handle structural load calcs, tempered versus laminated requirements under HVHZ code, and the mechanical lifting needed to set panels that weigh 300 pounds or more. Oversized panels commonly land between $4,500 and $14,000 installed, and each one gets both warranty layers registered in writing.
We also handle full Custom Windows & Doors replacement for commercial storefront glazing and curtain wall systems serving Three Lakes businesses and property managers, always with the same measurement, permitting, and warranty registration discipline.
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.
Trusted Brands We Service in Three Lakes
We’re an authorized installer for more than a dozen manufacturer lines, including Andersen, Pella, Marvin, Milgard, PGT, and CGI. For Three Lakes specifically, we order heavily from PGT and CGI because both carry extensive Miami-Dade County Notices of Acceptance, which means the product approval is already in hand before we pull the permit. We stock common replacement parts for Three Lakes jobs: rollers, weatherstripping, balances, and Simonton and Ply Gem replacement sashes. That keeps turnaround faster when a window fails and you don’t want to wait three weeks for a factory part.
Common Custom Windows & Doors Problems We See in Three Lakes Homes
- Jalousie windows that are now illegal to replace as-is. Original jalousies are everywhere in Three Lakes, but HVHZ code effectively prohibits new jalousie installations. A homeowner calling for a ‘simple jalousie swap’ ends up needing a NOA-stamped impact system installation. It’s a bigger conversation, and it’s one we have every week.
- Failed seals and oxidized frames on original aluminum windows. The near-daily summer humidity and intense UV in Three Lakes accelerate seal failure and frame oxidation. Glass fogs between panes, frames lose their finish, and the window slowly surrenders its insulation value.
- Undersized CBS rough openings that force bad workarounds. In a lot of 1970s block homes, the original rough opening is an inch or two too small for any modern impact-rated frame. A chisel-and-jury-rig approach leaves gaps where wind-driven rain gets behind flashing tape and rots the jamb. We cut back and flash properly, every time.
- HVHZ inspection failures stalling closings and remodels. When a home is sold or a remodel permit is pulled, windows without a Miami-Dade NOA get flagged. That stalls the closing or triggers code enforcement. If you’re anywhere near a sale or a building department sign-off, don’t wait.
Pricing for Custom Windows & Doors in Three Lakes, FL
You deserve numbers before anyone shows up. A standard impact-rated single-hung for a Three Lakes CBS opening runs $900 to $1,800 installed, including the permit and both registered warranty layers. Custom shape windows typically run $1,100 to $2,800 per unit. Oversized glass panels land between $4,500 and $14,000. Curtain wall systems start around $10,000 and go up with the size of the glass and the access conditions. What moves the price most in Three Lakes is masonry work: if we need to enlarge a rough opening, add steel lintels, or repair stucco after the install, that line is written into your quote up front, not discovered later on your bill. Call (813) 320-9346 for a free, itemized, written estimate.
We Also Serve Cities Near Three Lakes
Our crews regularly run from Three Lakes out to Three Lakes and the surrounding communities including Acacia Villas, Alafaya, Altamonte Springs, and Altoona. Same crew, same warranty registration, same 90-Day Done Right Promise.
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 - Custom Windows & Doors in Three Lakes
Because Three Lakes sits inside the Miami-Dade High-Velocity Hurricane Zone, while Broward County does not. A jalousie you could legally replace in Hollywood or Davie is effectively prohibited as a direct replacement here. You need a NOA-stamped impact-rated system, which means the rough opening often has to be modified, new flashing installed, and a Miami-Dade product approval attached to the permit. We handle all of that start to finish. Call (813) 320-9346 for a free estimate on a jalousie conversion.
Typically an undersized block opening, compromised or missing flashing tape, and occasionally water staining on the jamb or header. On a 1978 CBS home off SW 122nd Avenue, our crew pulled a pair of original jalousie windows to find the block rough openings undersized for modern impact-rated frames. We cut back the masonry, installed fusion-welded impact-rated single-hung units with low-E glass and argon fill, then taped the jambs with flashing tape before stucco repair. All under the same Miami-Dade NOA we pulled for the permit.
Actually required, and for every home regardless of elevation. Three Lakes carries the same full HVHZ hurricane exposure designation as coastal communities within Miami-Dade, with sustained wind design speeds that demand impact-rated assemblies county-wide. There is no inland exemption in Three Lakes. Call (813) 320-9346 and we’ll explain what the NOA on your specific window covers.
The combination of intense UV, near-daily summer humidity, and seasonal tropical storm activity in Three Lakes accelerates seal failure and frame oxidation on non-impact-rated aluminum products. This is significantly faster than in drier inland climates. Once a seal fails and the frame starts to oxidize, the window no longer insulates or seals properly, which puts load on your HVAC. We see it constantly on 1970s and 1980s originals here.
They’re frequently an inch or more too small for any modern impact-rated frame. In other housing stock, a rough opening is wood-framed and can be adjusted. In Three Lakes’s CBS construction, the opening is set in concrete block. Contractors who don’t know this either chisel the window down to fit, which voids the manufacturer’s structural warranty, or they install an undersized frame and fill the gap with caulk. We cut the masonry back, install the correctly sized frame, flash it properly, and repair the stucco. That’s the only way it passes inspection and keeps water out. Call (813) 320-9346 for an exact quote, free.
Written by Dale Kessler, Owner at TruePane Windows & Doors, serving Three Lakes and surrounding communities.
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.