I discovered Pro Tech Windows & Doors through a neighbor recommendation too! I was actually about to sign with another company, but I always get one more quote just to be sure. Pro Tech came out and their rep was super knowledgeable, not pushy at all (didn't do the whole "sign today for a special deal" thing which I hate). Their initial quote for our 10 windows was $11k, which was right in line with another quote I had. I mentioned I was torn between them and another local competitor, and Pro Tech actually matched the competitor's price (which was around $10.5k) to earn my business. I was impressed. I’m currently waiting for the windows to arrive (we chose Custom Window Systems brand, impact glass). The install is scheduled for next month. So far communication has been A+; they send me updates about the permit status and expected delivery of the windows. If the install goes as smoothly as the sales process, I'll be another happy Pro Tech customer. 🤞 I'll update once it's done.
After doing 10 windows in our house, I have a few tips for everyone:
Prepare for dust: Replacing windows can be messy. There will be drywall dust, stucco dust, etc. Cover your furniture or areas near the windows. I thought I did, but still ended up cleaning fine white dust off a lot of surfaces.
Inspect each window after install: Before the crew leaves, check that each window opens, closes, and locks properly. We found one that wouldn't lock smoothly. The installers adjusted it on the spot. If we hadn't checked, we might not have noticed until after they left.
Hold final payment until inspection: If your contract allows, keep a small portion of payment until final city/county inspection is passed and any punch list items are done. Our contractor was fine with us holding 10% until everything was done right. This just ensures they come back to fix any issues promptly.
Keep those stickers/documentation: The windows will have stickers with ratings that the inspector checks. Also keep any warranty info you get. And ask the installers how to properly clean and maintain the windows (some tilt in for cleaning, and you don’t want to damage any balances or seals with wrong cleaning products).
Those are a few things I learned the hard way (or almost the hard way). But overall, our project went well. And wow, the difference with new windows is night and day. The house feels cooler already and it's only spring. Can't wait to see the summer electric bill improvement.
We decided against impact windows purely due to cost, and I just want to say even non-impact double panes can be a huge upgrade. Our old single-pane aluminum windows were basically like having holes in the wall in terms of insulation. We went with good double-pane, vinyl windows (not impact) and the comfort difference is amazing. Also, our house is near a busy street and the noise reduction was noticeable. So if someone is reading this and can't afford impact glass, don't feel like it's all or nothing. You can always do non-impact windows and maybe add hurricane shutters or panels for storm season. That combo is still often cheaper than going full impact glass throughout. In our case, we saved about $4k by choosing non-impact and then spent ~$1k on aluminum storm panels for all the windows. It's a bit of work to put them up if a hurricane comes, but it's a trade-off we were willing to make for the cost savings.
Did anyone consider casement windows? I have a couple of windows that are small and wider than they are tall, and a casement (crank-out style) would have worked better than a single-hung there. The quotes for casements were like 20-25% higher than single-hung windows of the same size, so we scrapped that idea. The contractor said the hardware and the fact that casements have to be made really sturdy for impact (if impact-rated) drives the cost up. So we stuck with single-hung all around to keep it simple and cheaper. I do love the look and function of casements (they seal really tight and open outward like a door), but in the end cost won out. If budget wasn’t an issue, I might have done a few. Just thought I'd mention it in case others are considering different window styles. Sliders (side-to-side opening) were about the same cost as single-hung in our quotes, so we did use a slider for a kitchen pass-through window. It actually ended up a few bucks cheaper because the slider has slightly less installation labor than a tall single-hung.
For those in older homes, consider if you want full frame replacement or insert (pocket) replacement windows. Most of what's discussed here sounds like full replacements (taking the entire old window/frame out to the rough opening). In some cases, you can do inserts, where the new window fits into the existing frame. Inserts can be a bit cheaper and less invasive (less stucco or drywall damage), but you only want to do that if your old frames are in good shape and square. We looked at inserts for our house, but our old frames were steel and kind of crappy, so we opted for full replacements. Full replacement gives you the chance to insulate around the window and ensures any rot is addressed, but it does mean more work. Just adding this point because it's something to ask your contractor. Some only do full, some do both. Price difference: our insert quotes were ~15% less than full frame quotes. We still chose full for peace of mind, but if your budget is super tight, insert could be an option in the right scenario.
Anyone here dealing with condo association rules? I'm in a condo and we want to upgrade our windows, but we have to match the exterior appearance and use an association-approved vendor. The approved vendor's prices are, unsurprisingly, higher than what I'd pay if I could just hire anyone. 😒 They quoted $1,400 per window for impact single-hung windows (and these are small windows, like 24"x48"!). Part of it I think is they use a specific high-end brand to keep the look uniform. We don't have a choice if we want new windows; we have to go through their process. It's a 3-story condo building, so maybe the install is more complex too (scaffolding, etc.). If anyone has tips for not breaking the bank in a condo situation, I'm all ears. Otherwise I might just have to bite the bullet and pay the "HOA tax".
@jackg72 Ugh, condo HOAs can be tough. I'm on the board for my condo building in Dunedin, and we had a similar rule. The logic was to ensure consistent appearance and quality, but yeah, it limits your options. One thing you might check: sometimes if multiple units commit to window replacements around the same time, the vendor might give a volume discount. In our building, we coordinated 5 neighbors to all do windows within a 3-month span, and the vendor gave us each 10% off. Also, since it's 3 stories, part of the cost is indeed the equipment and safety setup for working at height. Unfortunately, with condos you're kind of stuck with the approved vendors. Maybe push your HOA to periodically re-bid vendors or add a second approved vendor for competition. On the bright side, at least they are good quality windows. It sucks paying more, but you'll still get the benefits (energy, noise, storm protection). Good luck!
(Update) Alright, time for an update from the OP! After gathering 5 quotes and reading all this amazing input, I finally made a decision. I signed a contract with Károly Windows & Doors for the project. 🎉 They weren’t the lowest bid, but also not the highest. Their quote came out to about $11,500 for 12 windows (mix of sizes, all double-pane, impact glass, vinyl frames). That includes everything: permit, installation, stucco repair, interior trim, etc. A big reason I chose them was the comfort level — their rep was knowledgeable and not pushy, and I like that they've been in business in Tampa Bay for a long time. Also, they have their own installation crews and a solid warranty.
The lead time is about 8-10 weeks, so now I'm in the waiting period like some of you were. They said maybe by end of summer I’ll have the new windows in. I’ll come back with a final update after installation to let everyone know how it went. Thanks to everyone for sharing your experiences; it gave me the confidence to know what to ask and look for. And it definitely helped me budget realistically. Fingers crossed that everything goes smoothly from here!
@fashion378 Congrats on choosing a contractor! I've heard nothing but good things about Károly Windows & Doors (a coworker used them and raves about the workmanship). I think you made a solid choice, especially with everything included in the price. The waiting is the hard part now, but it'll be worth it. Please do let us know how the install goes and if anything unexpected comes up. Threads like these are so useful for all of us planning similar projects. Good luck! 👍
(Update) I mentioned earlier we were getting our windows done by Pro Tech Windows & Doors. Popping back in with our results! They finished the install of all 8 windows in our house. It took their team 2 full days (and they worked from about 8am to 4pm each day). Everything went great. They actually sent the same crew that did my neighbor's house, which was nice because I knew the guys from seeing them work next door.
All windows passed inspection on the first go. One window had a minor issue: the glass had a scratch (as I noted before). True to their word, Pro Tech ordered a new sash. That took about 3 weeks to come in, and they popped by yesterday to swap it out. Now it's perfect. The house already feels cooler and we’re noticing the UV coating working (floor rugs that used to fade in the sun hopefully are safer now). I also want to shout out the installation crew — they were super courteous, put down drop cloths everywhere, and actually helped me remove and re-hang my blinds. I tipped them because they did a great job. So yes, another happy customer of Pro Tech here. 🙌