Windows · Doors · Glass walls
Dana Point
From the headlands to Capistrano Beach, Dana Point homes are built to face the ocean. We replace their windows and doors and take care of the approvals in between.
01Local knowledge
Houses in Dana Point
The houses
Dana Point’s finest houses sit in a handful of distinct places: the gated communities of Monarch Beach, Niguel Shores and Ritz Pointe, the bluff-top lots above the harbor, the Strand at the Headlands, and the beachfront homes along Beach Road in Capistrano Beach. Many are recent enough to have large openings already, and the work is often upgrading tired sliding doors to multi-slide or bi-fold systems, or replacing aluminum windows that have given up to the salt. Almost all of these communities have an association, and the association’s guidelines shape the frame color and profile as much as the architecture does.
The conditions
Exposure on the headlands is severe. Wind off the water drives rain sideways into door sills and window joints, and salt settles on every surface, so we specify coastal-rated finishes, stainless or marine-grade hardware and sill systems built for wind-driven water. Beach Road and the Strand add sand to the mix, which is hard on sliding door tracks and rollers. West- and southwest-facing glass over the ocean takes strong afternoon sun, and the coating is chosen for glare and heat without dimming the view. Homes along Pacific Coast Highway and near the harbor benefit from laminated glass for quiet.
02Permits and approvals
Handled for you
Dana Point takes all building permit applications online, and its Planning Division signs off before Building issues the permit, even for a straightforward window replacement.
01
The application includes a floor or plot plan and a window schedule listing sizes, egress, U-factor, solar heat gain coefficient and tempered glass.
02
Where a homeowners association governs the property, the city requires the association’s approval before the permit is issued.
03
Most of the city lies in the Coastal Zone. Same-size replacement is exempt from a coastal development permit, but the exemption does not apply on the beach or within 50 feet of a coastal bluff edge.
04
In a very high fire hazard severity zone, new and replacement windows must be tempered glass.
05
Standard plan check runs about ten business days. Minor scopes can sometimes be reviewed over the counter on Tuesdays and Thursdays.
03What we install
Openings, made well
Doors & glass walls
Multi-slide, bi-fold, pivot, entry and French doors, including widened openings with the engineering and permit handled.
Windows
Wood, clad, fiberglass, aluminum and vinyl, retrofit or full-frame, chosen for the house and the salt air.
Questions
Dana Point, asked
Anything else is best answered in person, at the house.
Do I need a permit to replace windows in Dana Point?
Yes. We apply online with a plan and a window schedule; Planning approves it first, and then Building issues the permit.
Does our HOA need to approve the doors first?
Yes. In Monarch Beach, Niguel Shores, Ritz Pointe and other association communities, the city requires HOA approval before it will issue the permit. We prepare the submittal for the association.
We’re on Beach Road. Does the Coastal Commission get involved?
Homes on the beach or within 50 feet of a bluff edge lose the usual exemption, so Planning reviews the project for coastal compliance. We plan the schedule around that review.
How long does the city take?
Standard plan check is about ten business days. A small, like-for-like job can sometimes be reviewed over the counter on Tuesdays and Thursdays.
ZIP codes served
92629 · 92624
Consultation
A consultation in Dana Point
An unhurried walk through the house with one of our estimators. Choose a time that suits you, and we will come to you.
Or call 714-752-3407