Impact Windows & Doors in Pembroke Pines
Serving over 170,000 residents across one of Broward County's largest cities. From pre-2002 planned communities to newer western developments, we handle HVHZ-compliant installations for every home style.
Pembroke Pines is one of the largest cities in Broward County by both population and area, home to over 170,000 residents spread across a landscape that stretches from the edges of the Everglades on the west to the established neighborhoods near Hollywood on the east. The city's identity is defined by its family-friendly suburban character, with well-maintained planned communities, highly rated schools, and an abundance of parks and recreational facilities. That suburban development pattern, which accelerated dramatically through the 1980s and 1990s, also defines the impact window and door landscape in Pembroke Pines: thousands of single-family homes and townhomes built before the modern Florida Building Code took effect, most of them prime candidates for whole-home impact product upgrades.
Like every property in Broward County, all homes in Pembroke Pines fall within the High Velocity Hurricane Zone (HVHZ). This means every glazed opening must be protected with products carrying a valid Miami-Dade County Notice of Acceptance (NOA). The inland location of most Pembroke Pines neighborhoods reduces direct salt exposure compared to coastal cities, but the wind speed requirements and product approval standards are identical to beachfront properties. For a comprehensive explanation of HVHZ requirements and what they mean for your project, see our Florida Building Code guide.
The Pre-2002 Upgrade Opportunity
Pembroke Pines experienced its most significant residential growth between the early 1980s and the late 1990s. Vast planned communities were developed during this period, creating neighborhoods of hundreds or thousands of similar homes built by the same production builders over a span of just a few years. Because these homes were constructed before the Florida Building Code mandated impact-rated openings or shutters in 2002, the overwhelming majority were built with standard non-impact single-hung aluminum windows, sliding glass doors with single-pane or unlaminated insulated glass, and panel or french-style entry doors without impact ratings.
Some homeowners installed accordion or panel shutters in the years following Hurricane Andrew in 1992, particularly in communities closer to the Miami-Dade County line where the storm's devastation was visible and personal. But shutters require manual deployment before every storm, and many homeowners have found that after decades of use the shutter hardware has corroded, tracks have become misaligned, and the time and effort required to close up the house has become a significant burden. Replacing shuttered openings with permanent impact windows and impact doors eliminates this pre-storm preparation entirely while providing continuous protection.
Planned Communities and HOA Coordination
Pembroke Pines is organized around dozens of planned communities, each governed by a homeowners association with its own architectural guidelines. Neighborhoods such as Chapel Trail, Pembroke Falls, Pembroke Isles, Silver Lakes, Grand Palms, and Century Village each have established rules regarding exterior modifications including window and door replacement. These guidelines typically address frame color, glass tint, grid patterns, and sometimes specific manufacturer requirements.
Common Home Types and Product Recommendations
The majority of Pembroke Pines residential properties fall into a few well-defined categories, each with predictable impact product needs:
Single-Family Homes (1980s-1990s)
Typically concrete block construction with 2,000 to 3,500 square feet. Usually 15 to 25 window openings plus front entry door, rear sliding glass door, and sometimes a side entry. Standard single-hung and horizontal roller impact windows cover most openings. Whole-home replacement is the most popular approach for complete protection and maximum insurance savings.
Townhomes and Villas
Smaller footprints with 8 to 14 windows and one or two exterior doors. Reduced scope makes projects faster and more affordable, but shared-wall construction requires accounting for noise transmission and stucco work on common elements. Impact casement and awning windows are popular for maximum ventilation from smaller openings.
Newer Construction (2000s-2010s)
Homes in western expansion areas along Sheridan Street and Pines Boulevard west of I-75 were generally built after the 2002 code change. Many already have impact products, but as they approach the 20-year mark, hardware degradation, seal failure, and outdated glass technology may justify upgrading to current-generation products with superior energy performance and Low-E coatings.
Why Whole-Home Replacement Makes Sense
Pembroke Pines is one of the South Florida cities where whole-home impact window and door replacement projects are most common. Florida's insurance savings structure strongly favors complete opening protection. A home with impact products on 90 percent of its openings but standard glass on the remaining 10 percent does not qualify for the full wind mitigation discount. Only when every glazed opening is protected does the home achieve the top rating, unlocking the maximum insurance premium reduction.
Beyond insurance, whole-home replacement creates consistency in appearance, performance, and warranty coverage. Mixing old and new products means different maintenance schedules, different warranties expiring at different times, and visible differences in glass clarity and frame condition between older and newer openings. For the typical Pembroke Pines home with 15 to 25 openings, the incremental cost of replacing every window versus replacing only some of them is modest on a per-opening basis, while the benefits of complete protection are substantial.
For detailed pricing information on whole-home and partial replacement projects, including the factors that affect cost like product selection, opening sizes, and installation variables, see our cost guide.
City of Pembroke Pines Permit Process
The City of Pembroke Pines Building Division processes impact window and door permits through its permitting system. Your contractor submits the application with the product NOA, a description of the openings being replaced, and all required licensing and insurance documentation. Residential window and door replacements are handled as component-level permits, which generally receive faster plan review than full building permits.
Get a Free Estimate in Pembroke Pines
National Glass serves Pembroke Pines and all of Broward County. Contact us for a free, no-obligation estimate on impact doors and windows for your home.