Hurricane season brings a big question for Florida Keys homeowners and buyers: should you invest in impact glass or shutters? You want strong protection that fits community standards, preserves your views, and makes sense for insurance and resale. This guide gives you a clear, local roadmap so you can choose with confidence. Let’s dive in.
What governs your choice in the Florida Keys
Monroe County follows the Florida Building Code, which sets when and how openings must be protected against windborne debris. Any window, door, or shutter solution must carry an accepted product approval and be installed per the manufacturer’s instructions.
If you plan to replace windows or add shutters, expect to pull a permit through Monroe County and schedule inspections. Submittals typically include product approvals and installation details.
Insurance carriers evaluate opening protection for underwriting and possible premium credits. Each insurer has its own rules, so request written confirmation of what they will recognize before you invest.
Impact glass: what you gain
How it satisfies Florida code
Impact-rated windows and doors use laminated glass and reinforced frames tested for debris impact and cyclic pressure. They must have accepted product approvals and be anchored per tested details to comply.
Performance in the Keys
Impact glass offers continuous, always-on protection. You do not need to deploy anything before a storm. It keeps your sight lines and natural light, which matters for prized water views. Many products can also improve noise and solar performance.
Practical pros and cons
- Pros: continuous protection, unobstructed views, potential for energy and noise benefits, and strong buyer appeal in luxury waterfront settings.
- Cons: higher upfront cost, marine environment wear on seals and frames, and potentially costly replacement if a panel is cracked by debris.
Shutters and panels: your options
Code compliance in brief
Shutters must be tested and approved for the design wind speed and debris exposure. Permanent systems and removable panels can both comply when properly approved and installed.
Styles and tradeoffs
- Permanent systems: roll-down (manual or motorized), accordion, Bahama, colonial, folding, and engineered fabric systems.
- Removable panels: aluminum panels and other temporary systems that require storage and installation before a storm.
Shutters can protect glazing and some exterior elements when deployed. Many add visible hardware or tracks. Some, like Bahama or colonial, read as architectural features. Roll-downs can be concealed in pockets for a cleaner look but usually cost more.
Maintenance in salt air
Metal systems in ocean air need corrosion-resistant hardware, regular lubrication, and track cleaning. Motors and moving parts have finite lifespans. Removable panels require storage, handling, and timely deployment before a storm.
Florida Keys climate and appearance
Salt spray accelerates corrosion on frames, fasteners, and shutter mechanisms. Specify marine-grade materials and coatings, and review warranties that reference corrosion resistance.
Impact-glazing frames also need attention. Plan periodic inspections for seals, gaskets, caulking, and drainage to prevent fogging or water intrusion.
If views are central to your property’s appeal, impact glass preserves your sight lines every day. Shutters can be designed to complement the architecture, though they will change the facade when installed or deployed.
Costs, insurance, and ROI
Upfront costs vary by scope. Impact glass pricing depends on the number and size of openings, frame replacement versus retrofit, and glazing options. Shutter pricing depends on system type, motorization, custom fabrication, and marine-grade finishes.
Insurance savings are possible with both paths when products are properly approved and installed. Some carriers favor impact glass, while others offer meaningful credits for approved shutters. Get written guidance from your insurer before deciding based solely on premium reductions.
Impact windows can support energy performance and day-to-day convenience, which many buyers value. Shutters often cost less up front and can shield more than windows alone, including some doors or large openings. Payback depends on buyer preferences, insurance credits, and your maintenance tolerance.
A simple decision framework
Step 1: Confirm rules and approvals
- Verify the current Florida Building Code edition with Monroe County before permitting.
- Obtain guidelines and pre-approve your preferred styles and colors.
- Clarify your exposure: oceanfront, bayfront, or inland.
- Ask your insurer which product approvals qualify for premium credits. Request confirmation in writing.
Step 2: Match protection to your lifestyle
- Prioritize views, quiet, energy savings, and no deployment: choose impact glass.
- Prioritize lower upfront cost or architectural styling with broader coverage for some openings: choose shutters.
- Travel often or may not be present before storms: impact glass reduces reliance on deployment.
Step 3: Specify materials and scope
- Require accepted product approvals and tested installation details for the local wind design.
- Insist on marine-grade hardware, finishes, and documented corrosion warranties.
- For shutters: plan storage for removable panels, review motor warranties, and confirm local service support.
- For impact glass: confirm anchorage, full-frame replacement versus inserts, seal and condensation warranties, and any trim or sill repairs.
Step 4: Compare turnkey proposals
- Get multiple written quotes that include permit handling, inspections, and corrosion-resistant upgrades.
- Ask each bidder to itemize materials, product approvals, and maintenance schedules.
Step 5: Plan care and documentation
- Schedule periodic inspections for seals, caulks, tracks, and motors.
- Keep product approvals and install records with your home documents for insurance and future resale.
- After any storm, document service or repairs to support insurance coverage.
What buyers tend to prefer
In luxury, view-driven communities, impact windows often market better when budgets allow because they preserve sight lines and provide continuous protection. Buyers focused on architectural character, or those managing budget, may appreciate well-executed Bahama or colonial shutters.
Final take
Both impact glass and tested shutters are valid code paths in Monroe County. Your best choice depends on view priorities, budget, maintenance tolerance, aesthetics, and insurer acceptance. Align the solution to your lifestyle and keep documentation tight for smooth insurance reviews and strong resale.
FAQs
Is impact glass required in Monroe County for homes?
- Florida Building Code requires opening protection in windborne debris regions. Impact glass is one compliant path, but approved shutters also satisfy the requirement when properly installed. Verify locally before permitting.
Will impact windows survive a direct hurricane strike?
- Impact glazing is tested for debris impact and cyclic pressure. It may still crack under severe impacts, but laminated glass can remain in the frame. Post-storm replacement of damaged units may be needed.
Can I get an insurance discount for hurricane shutters?
- Often yes, if products carry accepted approvals and are installed correctly. Each insurer has its own criteria. Obtain written confirmation before buying based on discounts.
Which option typically helps resale more?
- Many buyers value impact glass for preserved views and ease of ownership. That said, well-executed, compliant shutters also appeal, especially when they complement the architecture.
If I install impact windows, do I still need shutters?
- Not generally for openings already protected by approved impact assemblies. Some owners still add shutters for certain doors, garage doors, or to shield other exterior elements by preference.
