Glad to hear back from you! On the sliding glass door question: we had a similar situation. We have a large triple-panel sliding door to our patio. We ended up including it in Phase 2 rather than Phase 1 simply because of budget – those doors can cost as much as 2-3 regular windows each. It also gave us time to decide on the style (we debated adding built-in blinds, etc.).
If your slider is a weak point (old and not impact-rated, as you say), and you can afford to do it in Phase 1, it’s not a bad idea to include it early. Especially since it’s west-facing and takes a lot of sun and potential wind pressure. The downside is the cost chunk in that first phase. Perhaps get a quote both ways and see if Phase 1 with the slider is feasible.
From a logistics standpoint, doing the slider with the window install crew is straightforward. In Phase 2, when our crew came back, they knocked out the remaining windows and that big slider in one go (took them two days instead of one). If you were to do the slider separately from the windows entirely, you might lose some economy of scale (and have two different installers or appointments).
So, my advice: if the slider is in bad shape or a hurricane risk, try to do it with whichever phase comes before the thick of hurricane season. If Phase 1 is happening soon and we’re heading into summer, maybe do it now. If not, and you’re going to wait until next year for Phase 2, then at least make sure you have shutters or plywood ready for that slider for this hurricane season.
One more note on sliders – as @christopherc12 mentioned, they are pricey. Expect a single 8-foot impact slider to possibly run a few thousand dollars. Just so you’re not shocked when the quotes come in.
All in all, you can’t do everything at once on a tight budget, so prioritize based on both risk (hurricane entry points, leaks) and daily comfort. Sounds like west side + maybe slider first is a solid plan.
I’ll chime in on the front-vs-west dilemma. In our case, we opted to do the front-facing windows in our first phase primarily for curb appeal and HOA peace. Our front windows were these old, ugly aluminum ones with grids that had turned yellow – real eyesores. Replacing them first made the house look a lot better from the street, which felt good and kept the HOA off our back (they prefer uniform look from the outside).
However, our west side windows were indeed the ones making the house hot. We took a bit of a gamble leaving those to Phase 2. We managed with blinds and curtains that year, but I won’t lie, that summer before we got them replaced was rough on the AC bill.
If I could redo it, I might have done a mix: for example, the worst two west windows and the key front windows in Phase 1, then the rest in Phase 2. Some companies might not love splitting like that (they prefer contiguous areas), but it’s an idea.
My suggestion: since your front ones aren’t leaking or super problematic, do the west side first as you’re leaning. You’ll immediately fix the leaks and improve energy efficiency in the hottest part of the house. The front ones can wait a bit as long as they still keep the weather out. Just ensure the ones you do later are going to match, as everyone said.
It sounds like you’re on the right track. Functionality and weatherproofing are more urgent in my book, and it seems you think so too.
Good that you’re planning for uniformity. Let me emphasize it one more time (speaking from my hard-earned experience!): maintain uniformity across phases. That means same frame color, same grid pattern (if you have grids), same window type (casement vs. double-hung, etc.), and ideally the same manufacturer/series.
If you haven’t chosen a window brand yet, do some research on ones that are popular in our area (PGT, CWS, Simonton, etc.). Pick one that you’ll be happy sticking with. The big companies usually don’t discontinue their main lines frequently, so if you go with a well-known series, you’ll likely be able to get the same look next year. For instance, PGT has a WinGuard line for impact windows that’s been around a long time and styles stay consistent.
Also consider any upgrades like tint or glass features. If in Phase 1 you get, say, grey-tinted glass or a certain Low-E coating level, do the same in Phase 2. Consistency in glass appearance is something people forget – you don’t want some windows noticeably more reflective or tinted than others. We opted for clear glass with Low-E, no additional tint, throughout so that was easy to match.
I know everyone’s harping on this, but mismatches can really bug you (and hurt resale value a bit). Plan ahead and you’ll be fine.
You’re getting great feedback! Since you mentioned HOA and uniformity, I’ll add a little on that and weather timing:
Our HOA mostly cared that the windows looked cohesive from outside. We had to submit the window specs (style, color, grid pattern) to the architectural committee. They didn’t mind phasing as long as the end result was consistent. They even said we could have one phase without grids and another with, as long as eventually we made them all the same (though that would be odd, so we just did same from the start). Every HOA is different, but it sounds like yours is used to phased projects if neighbors have done it.
On scheduling around hurricane season: You’re in April now, which is actually a decent time to get Phase 1 done before the peak storm months. If you can get a contractor and permit quickly, you might aim to finish Phase 1 by say June or early July. If not, don’t sweat it too much, just have a plan. When we did our phase in summer once, we told the installer that if a named storm was forecast, we’d delay installation (didn’t want a hole if a hurricane was 3 days out!). Most companies will work with you on that for safety.
Also, consider the installers’ schedule – in Tampa Bay, window installers get very busy as hurricane season approaches. If you wait until, say, August to call, you might find they’re scheduling several weeks out (and possibly scrambling to get products in). So earlier in the year = better for lead times.
Let me touch on the hurricane impact glass vs. shutters debate, since you mentioned skipping impact glass as a possible regret. We live near the Gulf coast and had old windows with metal hurricane shutters. For Phase 1, I was on the fence about paying extra for impact-rated windows. I ended up doing standard double-pane with no impact glass on that first batch to save money, figuring I’d just use my shutters if a storm came.
Fast forward: it was a pain. We had a couple of hurricane warnings that year (remember Hurricane Elsa scare?). I had to lug out and install shutters on those brand new windows – kind of felt like it defeated the purpose of “upgrading,” you know? Meanwhile, between Phase 1 and Phase 2, I decided any new ones I install would be impact. So for Phase 2 I bit the bullet and got impact glass.
The mix-and-match situation was okay (some impact, some not), but I realized I wouldn’t get any insurance premium discount until all openings were impact-rated or shuttered. Florida insurance companies usually require every door and window to be protected to give the wind mitigation credits. So even though half my windows were impact, I didn’t save on insurance until after Phase 2 when everything was done (including that old slider I finally replaced with impact).
In hindsight, I wish I had done impact glass from the start on Phase 1. Yes, it’s more upfront cost, but it saved me the hassle of shutters and gave me peace of mind each storm season. Plus, when a nasty storm did come (Tropical Storm Eta), I felt a lot better having at least some impact windows, and once I had all of them, it was a huge relief not having to shutter up at all.
So my advice: if budget allows, go for impact windows in each phase. If not for all windows, at least consider doing impact on the larger or more vulnerable windows (like your big slider or a large picture window) first. Then maybe standard windows with shutters on the smaller ones until you can replace those. But definitely avoid my scenario of new windows + still dealing with shutters – you’ll end up wanting to upgrade them anyway.
I want to share the immediate benefits we noticed – it might help you decide which windows to do first. After Phase 1 of our project (we replaced 5 out of 11 windows initially), the difference was amazing:
Our family room and kitchen (done in Phase 1) were so much cooler in the afternoons thanks to the new low-E glass. Previously, those rooms would turn into saunas by 3 PM. Once the new windows were in, we could actually sit comfortably without cranking the AC extra. Meanwhile, the bedrooms (left with old windows until Phase 2) still got warm. That contrast basically confirmed we’d chosen the right windows to do first – the ones with the worst heat gain.
Noise reduction was another biggie. We live on a somewhat busy street, and the new windows blocked a lot of the traffic noise. The rooms with new windows were noticeably quieter than the ones with old windows. At night, we slept in the room that had new windows because it was quieter and cooler, haha.
One funny side effect: the new windows made the remaining old ones seem even worse. We’d sit in the living room (new windows) and feel perfectly comfy, then walk into the bedroom (old windows) and hear outside noise and feel the heat – it really motivated us to save up quick for Phase 2.
So if you have any room that’s nearly unusable due to heat or noise (maybe that west-facing living area or a bedroom facing the street), definitely include that in Phase 1. You’ll get to enjoy the benefits immediately, and it will remind you why this project is worth it as you prep for Phase 2.
That’s great to hear, @culture426 and @breezec63. Based on that, I’m strongly leaning toward making all the Phase 1 windows impact glass if possible (and yeah, likely the slider too now). It sounds like even a partial set of impact windows gave some peace of mind. We do have metal shutters for all openings currently, but like you said, it’s so much work putting them up. Doing at least some impact windows now means fewer shutters to deal with next storm.
And regarding the comfort/noise – you sold me on including our master bedroom (faces west street) in Phase 1. It wasn’t on my original “urgent” list, but that’s the room we sleep in and it gets a lot of street noise and afternoon sun. Enjoying better sleep and lower AC bills sooner is a nice plus while we wait to finish the rest.
Also, thanks @tylerclark995 and @michellechef84 for the financial tips earlier. I looked up the tax credit and we will definitely take advantage of that $600. Every bit counts. And I’ll ask the companies about any promotions or if they can lock in a bulk price like you and @jroberts86 did. That would be ideal.
This thread is giving me a solid game plan: likely Phase 1 – west side + a key bedroom + maybe the big slider, all impact, done by early summer if we can swing it. Phase 2 – the rest (mostly front & a couple small ones) maybe next year. I feel much better about this now!
Since budgeting is a big factor, I want to share how we managed payments for our phased project:
We split our project into two chunks a year apart, and we financed it creatively. We ended up using a home equity line of credit (HELOC) to draw money for each phase. For Phase 1, we drew what we needed, then we paid it down over the year, and then drew again for Phase 2. This way we weren’t paying interest on the full amount the whole time, only on what we had used for each phase. It worked for us because we had equity available and a decent interest rate.
Another option we considered was the PACE program (Property Assessed Clean Energy) which Florida allows for things like hurricane windows. With PACE, you can finance and pay it through your property tax bill over a set number of years. We didn’t go that route because we got the HELOC, but a neighbor did and said it was convenient (though the interest rate was a bit higher than a regular loan). The nice thing about PACE is no credit check and it can be spread out for up to 20 years, but you have to be okay with a lien on your house tax bill.
We also timed our second phase to coincide with a work bonus I was expecting, which helped pay it off faster. And as mentioned, we filed for the federal tax credit in the year we did each phase, so we got some money back each time.
So there are definitely ways to ease the financial burden: HELOCs, contractor financing deals, PACE, or even splitting between tax years to get credits for each phase. If you haven’t already, crunch the numbers for these options or talk to a financial advisor. Phasing in itself is a financing strategy (pay as you go), but combining it with these can make it even smoother.
Jumping back in with a practical point about the install process itself. Doing two separate installations means you get to experience the fun of window installation twice 😅. By fun I mean noise, dust, and a bit of chaos in the house.
From my single big install, I can suggest a few things that would apply when you do it twice:
Prepare the areas: Before the crew arrives, take down curtains, blinds, or any window dressings on the windows being replaced. Also, move furniture a few feet away from those walls and cover everything with drop cloths or old sheets if you can. It gets dusty when they start cutting out the old frames. We had drywall dust and bits of old caulk dropping around. Doing this prep will make cleanup easier. You’ll need to do it for each phase, so maybe after Phase 1, don’t put back anything too permanently on windows that will be done in Phase 2.
Pets and kids: You mentioned you have cats. Definitely keep them secured. I kept my dog at a friend’s during the install day; with cats you might confine them to a closed room (one that’s not having windows replaced) or a kennel. Windows will be out of the wall for a bit, and you don’t want Fluffy escaping or stepping on debris. Doing this twice means double the pet logistics, but safety first. Good that you’re already planning for that.
Noise and routine: The process is loud – lots of drilling, banging, and the occasional loud crash when an old window or stucco piece comes out. If you or anyone in the house works from home or naps during the day (like small kids), plan around that. Maybe schedule installs on days you can be out or at least not on important calls. For Phase 1, we actually took the day off work and kinda treated ourselves to hanging out on the patio (away from the work areas) and listening to the commotion, haha. Knowing you have to do it again in Phase 2, you might plan similarly.
Ventilation: The crews will likely be using caulk and spray foam, which can have strong odors. In cooler months, you can open other windows or doors to air out. In summer, you might just have to grin and bear it with the AC off during the actual install (since they’ll have holes open). When they’re done for the day, air out the house if weather permits. The good news is the smell dissipates after a day or so.
Doing it twice is a bit of a pain, but none of this was unmanageable. Just something to be mentally ready for so you’re not caught off guard. And Phase 2 will feel like old hat once you’ve done Phase 1!
Hi all, late to the party but I have some HOA-related experience here in Tampa Bay. In our community, the HOA did care about consistency during the project, not just after. They didn’t want a situation where half the front of the house looked different for an extended period.
What they did for one neighbor of mine (who did windows in thirds over 2 years) was give a conditional approval: basically, “you have permission to replace in phases, but please complete the street-facing windows within 6 months and use the same style.” They didn’t enforce it super strictly, but it was a nudge to not drag it out too long, at least for the curb-facing part of the house.
In my case, we replaced all front-facing windows in Phase 1 specifically to appease them and then did side/back in Phase 2 a year later. We informed the HOA upfront of our plan and they were fine with it since the front was done immediately.
So I’d recommend just giving your HOA a heads-up that you’re doing it in phases and roughly how long you expect the whole thing to take. If you show you’ve got a plan for uniformity, they’ll likely be okay. And document any approval they give in writing, just in case management or board members change in the interim.
Another little thing: If you live in a historic district or older part of Tampa (like Seminole Heights or old Northeast St. Pete) there could be historical preservation rules about window styles. It doesn’t sound like that’s your situation, but I mention it for others reading – sometimes you have to use certain kinds of windows in those areas, which can complicate phasing if the costs are high. Always good to double-check any local regulations.