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PGT Custom Windows + Doors in Condominium Applications

There is a lot to consider when developing a condominium. Residents look for beauty and safety. Developers need complete product lines, strength, and the peace of mind that their windows and doors will be delivered accurately and on time. At PGT we build with your life and your needs in mind.

In addition to guarding homes against wind-borne debris, our products protect homes from UVA damage and noise, all with beautiful designs. All of our condominium-suitable products offer continuous overall protection and meet or exceed AAMA and Miami-Dade requirements, passing the most rigorous wind and impact tests in the industry. In fact, our products lead the industry in Miami-Dade NOA’s.

Energy Efficiency

The glass you choose for the outside of your condominium can boost the quality of life within its walls. For that reason, we offer an extensive selection of glass types including insulating glass, laminated glass, and laminated insulating glass. These options contribute to decreased indoor energy usage, as well as lower heating and cooling costs.

ENERGY STAR®

Our windows can do much more than beautify. They can also lower your energy bills. From the quality materials we use in frames to the double-pane insulating glass used in assembly, many of our windows and doors are your condominium’s best barrier against wasted energy. Many of our products offer multiple opportunities to achieve ENERGY STAR® ratings for energy performance and save even more. These options include:

  • High-performance Low-E to deflect solar heat gain and keep unwanted heat outside your home
  • Glass tints that are effective at reducing heat transmitted through your windows
  • Argon gas which helps reflect outside heat to regulate the temperatures inside your home

Visit the ENERGY STAR® website to learn more about energy efficiency and how you can save energy and money in your home.

Energy Star

ENERGY STAR website


Warranties and Registration

We stand behind our products. So much so that we are proud to offer one of the best warranties in the industry.

PGT Warranties


Codes + Standards

Depending on the project, various codes must be taken into consideration when replacing windows and doors. Below are common codes encountered during projects relating to condominiums; however, check with your contractor, architect, or engineer for specific requirements.

40 Year Rule

The 40 Year Recertification Ordinance was initially enacted by the Miami-Dade County Commission in the mid-1970’s. In 2001, the area’s building laws were modified and the Florida Building Code was adopted, though the requirement was maintained that buildings in Miami-Dade County after 40 years (and every 10 years thereafter) must be recertified by a registered Florida Engineer or Architect for structural and electrical safety. This Ordinance is applicable for all unincorporated Miami-Dade County and the incorporated Cities within the County. Single family homes, duplexes, and minor structures are exempt from this ordinance.
Broward County and Palm Beach Counties have followed Miami-Dade’s lead and have adopted similar Recertification Programs of their own.

How does the 40 Year Recertification process work?
When a qualifying building reaches its 40th year, the County or City in which the building is located mails out a “Notice of Required Inspection” to the Property Owner.

  • From the date of this notice, the property Owner typically has 90 days during which to complete the required inspection.
  • If no improvements are required, the building will be structurally and electrically recertified for ten (10) years.
  • If improvements are required, the Property Owner will most often be given a “Reasonable Amount of Time,” usually 120 – 150 calendar days, to complete the required improvements and have the building re-inspected.
  • The inspecting engineer or architect will then recertify the building upon inspection of the completed improvements (recertification is for 10 years).

Egress Requirements


Emergency escape and rescue openings shall have a minimum net clear opening of 5.7 square feet (0.53m2).
Exception: The minimum net clear opening for emergency escape and rescue grade-floor openings shall be 5 square feet (0.46m2).

The minimum net clear opening height dimension shall be 24 inches (610mm). The minimum net clear opening width dimension shall be 20 inches (508mm). The net clear opening dimensions shall be the result of normal operation of the opening.

Emergency escape and rescue openings shall have the bottom of the clear opening not greater than 44 inches (1118mm) measured from the floor.

Emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars, grilles, gates, or similar devices are permitted to be placed over emergency escape and rescue openings provided the minimum net clear opening size complies with Section 1029.2 and such devices shall be releasable or removable from the inside without the use of a key, tool, or force greater than that which is required for normal operation of the escape and rescue opening. Where such bars, grilles, gates or similar devices are installed in existing buildings, smoke alarms shall be installed in accordance with Section 907.2.11 regardless of the valuation of the alteration.

Fall Protection Requirements


In Occupancy Groups R-2 and R-3, one- and two- family, and multiple-family dwellings, where the opening of the sill portion of an operable window is located more than 72 inches (1829 mm) above the finished grade or other surface below, the lowest part of the clear opening of the window shall be at a height not less than 36 inches (914 mm) above the finished floor surface of the room in which the window is located. Glazing between the floor and a height of 36 inches (914.4 mm) shall be fixed or have openings through which a 4-inch (102mm) diameter sphere cannot pass.

Note: Residential volume has differing requirements than those noted above

Exceptions:

  1. Operable windows where the sill portion of the opening is located more than 75 feet (22,860 mm) above the finished grade or other surface below and that are provided with window fall prevention devices that comply with ASTM F 2006.
  2. Windows whose openings will not allow a 4-inch diameter (102 mm) sphere to pass through the opening when the window is in its largest opened position.
  3. Openings that are provided with window fall prevention devices that comply with ASTM F 2090.
  4. Windows that are provided with window opening control devices that comply with Section 1013.8.1

Missile Protection Requirements


Glazed openings in buildings located in wind-borne debris regions shall have glazed openings be protected from wind-borne debris. Glazed opening protection for wind-borne debris shall meet the requirements SSTD 12, ASTM E 1886 and ASTM E 1996, ANSI/DASMA 115 (for garage doors and rolling doors), or TAS 201, 202, and 203, or AAMA 506 referenced therein.

  1. Glazed openings located within 30 feet (9,144mm) of grade shall meet the requirements of the Large Missile Test.
  2. Glazed opening located more than 30 feet (9,144mm) above grade shall meet the provisions of the Small Missile Test.

Note: Only applies for installations outside of the HVHZ.

Exceptions:
Glazing in Occupancy Category II, III, or IV buildings located over 60 feet above the ground or over 30 feet above aggregate surface roofs located within 1,500 feet of the building shall be permitted to be unprotected.

Turtle Code

Many counties and cities along Florida’s coast have adopted sea turtle lighting ordinances that restrict the amount of light permitted through windows and doors. The artificial lighting of coastal construction is known to confuse the hatchlings who are guided to the water by the light of the moon. If you live near the coast, consult your dealer to determine the best glass option for your windows and doors.

Wind-Borne Debris Region

Living near the coast has benefits; however, if your building is located in a wind-borne debris region, replacement windows and doors must meet the Florida Building Code for glazed opening protection. Florida communities—either coastal or inland—that are located in areas within one mile of the coastal mean high water line (where the wind speed is 130 mph or greater) or any location where the wind speed is 140 mph or greater are designated as wind-borne debris regions by the Florida Building Code.

If a structure resides in any of these areas, it is required by Florida Building Code to have some means of opening protection (for example, impact-resistant windows or doors or shutters that have received a Florida Product Approval). For structures located in Miami-Dade or Broward counties, opening protection must meet additional requirements in order to receive a Miami-Dade Notice of Acceptance (NOA). The Miami-Dade testing protocol and review process is the most stringent in the nation, and obtaining a Miami-Dade NOA is considered the highest standard for impact-resistant products.

Download a map of Florida Wind-Borne Debris Regions here.

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