Impact Doors & Windows in Doral
One of Miami-Dade's fastest-growing cities — most homes were built after 2002 with impact products, but aging installations need upgrades to meet modern standards.
Doral is one of the youngest and fastest-growing cities in Miami-Dade County. Incorporated in 2003, it has transformed from a largely unincorporated area of warehouses and golf courses into a thriving suburban city of over 80,000 residents. That rapid growth means most of Doral's housing stock is relatively new, with the majority of homes built after the Florida Building Code took effect in 2002. This creates a very different starting point for impact door and window projects compared to older Miami neighborhoods where pre-code homes dominate. Many Doral homeowners already have some form of impact protection installed by the original builder, and the question is often whether to upgrade rather than whether to install for the first time.
Despite being approximately ten miles inland from the coast, Doral falls squarely within the High Velocity Hurricane Zone. The HVHZ boundary encompasses all of Miami-Dade County regardless of distance from the water, so every home in Doral must meet the same product approval and installation standards as oceanfront properties. The wind speeds are slightly lower inland than directly on the coast, which can reduce the required DP ratings for some applications, but the core requirements for Miami-Dade NOA-approved products and permitted installation remain identical. Full details are available in our Florida Building Code guide.
Post-2002 Homes: Do You Already Have Impact Protection?
If your Doral home was built after March 2002, when the Florida Building Code replaced the older South Florida Building Code, it was required at the time of construction to have either impact-rated windows and doors or approved hurricane shutters on all glazed openings. Many of the large production builders who developed Doral's planned communities, including Lennar, GL Homes, and DR Horton, installed impact windows and doors as standard equipment because it was more cost-effective during new construction than engineering separate shutter systems for hundreds of units.
However, "has impact products" does not mean "needs no attention." The first generation of code-compliant impact products installed in the early and mid-2000s used different glass technology, frame engineering, and hardware than what is available today. Common issues with these early installations include:
Degraded Seals
After 15 to 20 years of Florida sun and humidity, the rubber and silicone seals in early impact products lose their elasticity and compression. This allows air and water infiltration that degrades both energy efficiency and storm performance.
Worn Roller & Track Systems
Sliding glass doors from the early 2000s frequently have worn-out rollers that make the doors difficult to operate. A door that does not slide and lock properly is not providing code-compliant hurricane protection.
Outdated Glass Technology
Early impact glass was effective at stopping debris but did relatively little for energy efficiency. Modern laminated glass with Low-E coatings can reduce solar heat gain by 40 to 60 percent compared to clear laminated glass commonly used in 2002-era installations.
Expired or Superseded NOAs
The Miami-Dade NOA that covered your original products may have expired or been replaced by a newer version. While this does not make your existing products illegal, it can complicate insurance claims and resale.
Planned Communities and HOA Requirements
Before starting your project, request the current architectural guidelines from your HOA and identify any restrictions on manufacturers, frame colors, or glass types. Many Doral HOAs allow upgrades to higher-performing products as long as the exterior appearance remains consistent with the community standard. Some have pre-approved product lists, which simplifies the selection process considerably. Others require a formal modification request that goes before an architectural review committee, adding two to four weeks to the project timeline.
Single-Family Homes, Townhomes, and Mid-Rise Condos
Doral's housing inventory includes a broader mix of types than many people realize. Alongside the single-family subdivisions, the city has substantial mid-rise condo development along NW 87th Avenue and in the Downtown Doral area, as well as extensive townhome communities throughout.
Each housing type has different considerations for impact window and door projects:
Commercial and Corporate Properties
Doral is home to more corporate headquarters and regional offices than almost any other city in Miami-Dade County. Companies like Carnival Corporation, Perry Ellis International, and Univision maintain major facilities here, along with hundreds of smaller businesses clustered around the Doral business parks and along NW 36th Street. These commercial properties have the same HVHZ impact product requirements as residential buildings, but the product specifications, installation methods, and permitting process differ in several important ways.
Commercial storefronts and office buildings typically use curtain wall or storefront framing systems rather than residential window and door products. These systems are engineered as integrated assemblies that span large openings and carry both wind loads and the weight of the glass. Impact-rated commercial systems must meet the same Miami-Dade NOA requirements as residential products, but the testing and approval process is specific to commercial applications. If your business operates from a leased space, review your lease to determine whether the landlord or tenant is responsible for maintaining and replacing impact-rated openings.
City of Doral Permit Process
Doral's building department is relatively efficient, reflecting the city's newer institutional infrastructure and smaller caseload compared to Miami or Miami Beach. However, the same inspection requirements apply: after installation, a final inspection verifies that the products match the permit and the installation conforms to the NOA specifications. Your contractor should schedule this inspection promptly after completing the work, because an open permit can complicate future property transactions and insurance claims.
Get a Free Estimate in Doral
National Glass serves Doral and all of Miami-Dade County. Contact us for a free, no-obligation estimate on impact doors and windows for your home.