I recently completed replacing all the windows in my 1970s house in the Tampa Bay area, and let me tell you, it was a bigger adventure than I expected. 😅 I figured it would be a simple job, but I ran into a bunch of surprises along the way. I want to share a few things I wish I'd known upfront, and I'd love to hear what unexpected issues others have encountered too.
Permits & Approvals: I thought replacing windows was a simple swap, but I discovered you absolutely need building permits here. In Hillsborough County, my contractor had to pull a permit, and we even had an inspector come check the work after installation. If you live in a community with a homeowners association, get their approval early. I had to submit my window style and frame color to my HOA in Brandon, and waiting for their green light added a couple of weeks. Lesson learned: factor in time (and some fees) for county permits and any HOA or even historic district approvals before you start.
Hidden Costs: My initial quotes didn't include everything. We uncovered some soggy, rotten wood around one window once the old one was out, which wasn't part of the estimate. Fixing that framing cost extra and delayed things while the crew got new lumber. Also, things like new interior trim and repainting the areas around the windows weren't in the installer’s standard scope. After the install, I was left with some unpainted stucco patches and nail holes from removed trim. I ended up hiring a painter to touch up the exterior and redo some interior woodwork. And don't forget disposal fees – I realized at the end that hauling away the old windows wasn’t included in the quote. Keep a contingency budget (maybe 10-15% extra) for these kinds of surprise expenses.
Longer Timeline: I naively hoped to have new windows within a couple weeks of signing the contract. Nope! From placing the order to final installation took about 10 weeks. The manufacturer needed time to make the custom-sized windows (apparently a lot of people here in Tampa Bay were doing the same thing, which backlogged orders). Plus, scheduling the install around summer thunderstorms was tricky. One afternoon storm actually interrupted the installation – the crew had to scramble to cover an open window hole with plywood when rain rolled in. So be prepared for potential delays. I’d avoid planning a window replacement smack in the middle of hurricane season if you can; the stress of having openings in your house during a tropical storm warning is not fun.
Installation Day Chaos: Replacing windows isn’t a tidy, quiet job. The installers were cutting into walls and ripping out old frames, which sent drywall dust everywhere. 😵 Even though we put down floor coverings and moved the furniture, we still found dust in odd corners weeks later. It was also loud – lots of drilling, banging, and saw noise. If you work from home like I do, consider making other arrangements on installation day. I ended up taking my kids and our dog to my sister’s place in Clearwater while the work was happening, so they wouldn’t be terrified by the noise or slip out through an open wall.
Post-Install Touch-Ups: After the crew left, I realized the job wasn’t 100% over. The windows were in, but I spent the weekend doing little follow-ups. For instance, some of the new windows were really stiff to open at first. The installer said that’s normal and they’d ease up after a bit of use (which they have). I also went around with caulk to seal a couple of tiny gaps the crew missed and changed my air conditioner filter because it was gray with construction dust. Little things like that caught me off guard but are worth doing right after installation.
On the bright side, the house already feels better – quieter and cooler, and it looks great with the new windows. Despite the hiccups, I’m happy I did it. But I definitely wish I had known all these little pitfalls beforehand so I could have been better prepared (and less stressed!). I'm curious, what unexpected surprises have other Tampa Bay homeowners run into during window replacements? Any hidden headaches or lessons learned you'd add? Please share – it'd be a huge help to those of us going through this process!
Great thread idea, @richardsnorkeler. I went through a window replacement last year in my St. Pete home, and I have a few lessons learned as well:
Surprise Structural Fixes: When my contractor pulled out the old windows, we found some nasty wood rot in the surrounding frame. Apparently, one of my bathroom windows had been leaking slowly for years, and the windowsill and studs around it were spongy and decayed. The crew had to stop and rebuild that section of wall before the new one could go in. That unexpected repair came with an extra charge and pushed the project back a day while they got the lumber and materials. It was something I never thought about, but it makes sense that you might find hidden damage once the old windows are out.
Finish Work Not Included: Another thing that caught me off guard was that the window company’s job ended with the window installation—they didn’t include a lot of the finishing touches. Our quote didn’t cover fixing the interior drywall or trim that got disturbed, and no painting either. After the windows were installed, we were left with some raw plaster edges and spots where the new frame didn’t cover the old paint outline. I ended up spending my own weekend repainting around the window openings and reinstalling some trim pieces. If you’re not comfortable doing that, you’d have to hire a painter or carpenter for the finishing work. The lesson here: clarify with your installer what they will and won’t do. Don’t assume the contractors will handle repainting or cosmetic fixes – ask ahead so you can budget or negotiate it.
Despite the extra work and a few headaches, we’re really happy with our new windows. But yeah, those hidden fixes and missing finish work definitely surprised us. It pays to ask a lot of questions up front so you know exactly what to expect (and what might cost extra)!
I'll add another unexpected issue that can pop up: pests. Our home is a 1940s wood-frame house in South Tampa, and when the installers took out one of the old bedroom windows, they found termite damage in the wall. 😱 Apparently, termites had been snacking on the window frame and surrounding studs at some point in the past. We had to pause the window installation right then and there. I brought in a pest control company the next day to inspect and treat the area before we closed it back up. We were lucky the infestation was old (the termites were gone, but the wood was chewed up). Even so, the damaged studs and sill plate around that window had to be replaced before the new one could be securely installed.
This little detour definitely added cost and time. The contractor had to get additional lumber and send a change order for the extra repair work. It tacked on a few hundred dollars for the new materials and a day of labor. My lesson learned: if you live in an older home or an area prone to termites, be mentally (and financially) prepared for the possibility of pest damage when you open up walls. It’s not super common, but it can happen. In our case I'm glad it was discovered and fixed during the window project, but it was a shock to see how much damage those little bugs had done behind the scenes.
Quick question for those who have done this: did you all have to pull a permit for your window jobs? I’m a homeowner in Clearwater (Pinellas County), replacing my windows later this year. The new ones will be the same size as the old ones (no structural changes). I assumed maybe a permit wouldn’t be required for a like-for-like replacement, but after reading these posts about inspections, I’m not so sure. Does Pinellas definitely require a permit and inspection for window replacements, even if you’re not enlarging the opening? I want to make sure I do everything by the book.
@nancyanderson915 Yes, you definitely need a permit for window replacements here. Florida’s building codes are pretty strict (especially in coastal counties like Pinellas), and any significant window work requires a permit and inspection. Even if you’re not changing the size of the opening, the new windows have to meet current hurricane safety standards. In practical terms: your installer will need to submit the window specifications to the county or city building department and get a permit before starting. After installation, an inspector will come out to verify the windows were installed correctly and meet code (for example, they’ll check that the right screws/anchors were used and that the windows have the hurricane impact rating or proper storm protection).
The good news is, if you hire a reputable contractor, they usually handle all of this for you. Just make sure to confirm in your contract that the contractor is responsible for pulling the permit and scheduling the inspection. In Clearwater/Pinellas, it’s a routine process. My installer took care of the paperwork and the inspector visit was done a couple of days after the installation. If you go with a quality local company (for instance, Karoly Windows or ProTech Windoors, which many people around here use), they’ll include permit services in the project. Just don't skip the permit – aside from being required by law, it’s there to ensure your new windows are safe and secure. It also protects you down the line; you'll want that closed permit on record in case you sell your home or have an insurance claim. So yes, plan on it and make sure whoever you hire is fully licensed and pulls the proper permits.
@marketing_becky Thank you, that’s really helpful. I’ll make sure any contractor I hire pulls the permit and arranges the inspection. I had no idea the inspector would actually check the hurricane rating and all that – it makes total sense now. Appreciate the heads up!
I want to emphasize the timeline issue as well, because ours ended up way longer than expected too. We signed a contract for new windows in early summer, and the rep initially quoted about 6-8 weeks for manufacturing and delivery. In reality, it took over 4 months for our custom windows to arrive and get installed. Part of it was the supply chain and high demand (summer is busy for window orders here). And to make matters worse, one of the large living room windows showed up with a crack in it 😫, so they had to reorder that one from the factory. That alone added an extra three weeks of waiting.
We also had some weather-related delays. We were scheduled to install in late September, but a hurricane scare forced everyone to postpone installations for a while. I had a couple of old windows already removed when the storm warnings hit, so my installer temporarily boarded those openings up as a precaution. It was a bit nerve-wracking having plywood on the window holes during peak storm season. Everything turned out okay, but the whole process from contract sign to final inspection stretched into a 5-month saga.
The takeaway: build plenty of cushion into your timeline. Don’t bank on the initial “we’ll have it done by X date” promise, especially not during the summer/fall rush. If you can, order in the winter or early spring when things might be less backed up. And absolutely avoid having your house opened up when a potential hurricane is looming. It’s worth scheduling these projects in calmer weather if possible.
Oh man, the HOA and city permit process caused us plenty of headaches too. We live in a subdivision in Clearwater with a very picky HOA. I strongly recommend getting your HOA’s approval as early as possible. In our case, we signed the contract with our window installer first and then realized we needed to submit an application to the homeowners association. They wanted details on the window style, frame color, and even the glass tint to ensure it matched community guidelines. It ended up delaying our project by about three weeks while we waited for the HOA’s architectural committee to review and approve everything. One of my neighbors actually had to undo part of their window job last year because they skipped the HOA step – the association didn’t like the grille (grid) pattern on the glass and made them change the windows to an approved style. 😬 So, definitely check any HOA rules before you order your windows, or you might get a nasty surprise after the fact.
On the permitting side, we did get our permit and inspection as required, but that wasn’t without drama either. The county inspector who came to our house was extremely thorough (which is good in the long run, but stressful in the moment). He actually failed our window installation on the first go because the installers had missed a couple of screws on one window’s hurricane clips. The code requires a certain number of long screws securing the window frame to the studs, and my install crew was short by one or two in one opening. That meant our project couldn’t be signed off that day. I had to call the window company back, have them send a technician to add the missing screws and properly secure that window, and then schedule a re-inspection with the county. All in all it pushed our final completion out by another week. I was not happy at the time (having to delay finishing because of something small like a screw), but in hindsight I appreciate that the inspector was so strict. It’s reassuring to know every window is attached exactly to code, especially with the storms we get here. The lesson: make sure your installer is familiar with the local code requirements and doesn’t cut any corners. And be mentally prepared for the possibility of a re-inspection if something isn’t perfect the first time.
@dobbyskier Thank you for sharing that – I have an HOA as well and I wouldn’t have thought about getting their approval so early. Quick question: did you get your HOA’s approval before you ordered the windows, or after you had a contract in place? I’m in a community in Wesley Chapel (Pasco County) and our HOA board only meets once a month. I’m wondering if I should wait to sign with a window company until I have the HOA’s sign-off on the styles, or sign first and then submit to HOA. I just don’t want to lose my spot on the contractor’s schedule, but I also don’t want to violate any HOA rules. Also, did your HOA charge any fees for the application or require any specific paperwork (like neighbor signatures or pictures)? Trying to get a sense of what to prepare. Thanks!
@sky_paws Great questions. In my case, I signed the contract with the window company first, but we made sure the contract had a contingency for HOA approval (basically, it noted that if the HOA required changes, we could adjust the order). I then submitted the HOA application immediately after signing. In hindsight, it might have been wiser to at least run the window style by the HOA before finalizing the order. If your HOA board meets infrequently, you might want to get that ball rolling early. Maybe talk to your HOA’s property manager or ARC (Architectural Review Committee) informally and ask if the type of windows you want would be acceptable. Some HOAs even have pre-approved styles or colors. In our community, they required white frames and a certain style of grids for front-facing windows, which luckily we had chosen anyway.
For us, the HOA process was just paperwork (no meeting attendance needed). We had to fill out a modification request form and include details like the window manufacturer, style, color, and provide a copy of the product brochure showing what the windows look like. There was a $50 application fee and our board reviewed it internally (they didn’t need neighbor signatures, but some HOAs do require notifying adjacent neighbors). They responded in about two weeks with an approval letter and we were good to go to order.
So my advice: read through your HOA guidelines or call a board member to see what’s expected. If time is an issue, you could sign with the contractor to get on their schedule, but make sure you can accommodate any HOA-driven changes. And definitely don't install anything until you have that written approval, otherwise you risk having to redo it. Good luck with your project!