J. Perry & Sons replaces the sealant around windows, sliding glass doors and French doors on homes, condos and commercial buildings in Broward, Palm Beach and Miami-Dade. We cut out the old joint, check the stucco return behind it, set backer rod where the gap allows and reseal with the right product for the wall. When a window leaks, we water test first so we fix the actual entry point. It is a core part of our caulking and sealant services for homes and buildings. Residential window caulking runs $275–$450 per window.
Window & Door Caulking Cost in South Florida: $275–$450 per window
| Scope | Unit | Typical range |
|---|---|---|
| Window perimeter re-caulk: cut out, backer rod where needed, new sealant | per window | $275–$450 |
| Sliding glass door or French door perimeter | per door | $450–$750 |
| Commercial window perimeters, ground or lift access | per lin ft | $9–$18 |
| Mid- and high-rise windows from swing stage or boom lift | per lin ft | $14–$28, plus $3,500–$9,500 mobilization |
| Stucco crack routing and elastomeric sealant around openings | per lin ft | $10–$17 |
| Water test of a window or door | per area | $450–$950 |
| Minimum service call | per visit | $650 |
A standard window sits low in the range; large picture windows, mulled units, second-story windows on a ladder or lift, and joints with hardened polyurethane that has to be ground off sit high. Two or three windows on their own fall under the $650 minimum, so most owners have every window on an elevation or the whole house done in one visit.
Where windows and doors actually leak
The perimeter joint. The sealant between the frame and the stucco or concrete. Once it pulls away at the head or a jamb, wind-driven rain runs straight into the wall.
Frame corners and mulls. Where frame sections meet, or where two windows are mulled together, the factory seal or field sealant can open up. Water enters inside the frame and shows up at the sill.
Stucco returns. The stucco that wraps into the opening cracks along the frame and at the corners. A crack above the head lets water travel down behind the frame.
Sills and thresholds. Sliders and French doors leak most at the sill, through the threshold-to-slab joint or a missing sill pan.
Weep holes that got sealed. Windows are built to drain water out through weeps at the bottom of the frame. A past caulking job that sealed the weeps shut traps water inside the frame, and it overflows into the house. We open them back up.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send photos of each window or door and where the water shows up inside, and we'll reply with a range the same day.
How we reseal window and door perimeters
- Cut out all old sealant. Knife and oscillating tool, both faces cleaned to bare frame and sound stucco or concrete. New caulk over old is not a repair.
- Inspect the return. Cracked or hollow stucco at the opening is noted and repaired first, either routed and sealed or rebuilt.
- Clean and dry. Solvent wipe on aluminum and vinyl, brush and vacuum on masonry, and no work on wet surfaces.
- Backer rod or bond breaker. Closed-cell rod where the gap is deep enough, bond-breaker tape where it is shallow, so the bead bonds to two sides only.
- Prime where required. On stucco and concrete faces for products that call for it.
- Seal and tool. Silicone where the joint stays unpainted; a paintable hybrid or polyurethane where the wall is about to be painted. Tooled concave, weeps left open, glass and frames cleaned.
The right window perimeter sealant depends on the frame finish, the wall and whether paint follows. We name the product on the estimate.
Sealing after impact window and door installs
New impact units are anchored and set in the opening, then the gap between frame and wall has to be sealed inside and out. Many leaks on newer installs come from that step being rushed, or from stucco returns that were patched before the sealant went in. When we install units through our impact windows and doors service, the perimeter is sealed and checked before stucco and paint. When another company installed the windows, we can reseal the perimeters, repair the returns and water test the result. If the opening itself needs to change size or shape, that work is done through window opening reshaping.
Water testing a leaking window
A water test isolates the leak instead of guessing. We start at the bottom of the window and work up, wetting one part at a time with a controlled hose or a calibrated spray rack while someone watches inside: sill first, then jambs, then mulls, then the head and the wall above. Each step runs long enough to show whether that area leaks. The result tells us whether the perimeter sealant is the problem, or whether water is coming through the window unit, a cracked return above, or something higher like a roof-to-wall joint. A water test runs $450–$950 per area.
Condos and HOAs
In many condominiums the association maintains the sealant around windows as part of the building exterior, while in others the declaration puts window maintenance on the unit owner. Check your declaration or ask management before scheduling. Either way, exterior work on a condo building needs association approval and usually a certificate of insurance naming the association, which we provide.
Window and door caulking by area
Broward County Window and door caulking in Broward County: homes, townhomes and condo buildings.
Palm Beach County Window and door caulking in Palm Beach County: single-family homes, HOA communities and low-rise condos.
Miami-Dade County Window and door caulking in Miami-Dade County: homes and mid- and high-rise buildings.
Related: Caulking and sealants overview · Storefront and curtain wall sealing · Commercial building caulking · Stucco repair
Window & Door Perimeter Caulking — FAQ
How much does it cost to re-caulk windows? $275–$450 per window and $450–$750 per sliding glass or French door, including cutting out the old sealant, backer rod where needed and new sealant. Small jobs carry a $650 minimum.
How do I know if the sealant around my windows has failed? Look for sealant pulled away from the frame or wall, cracks in the bead, hard or brittle caulk, gaps at the corners, and water stains on the sill or drywall below the window.
Should windows be caulked inside or outside? The exterior perimeter is the weather seal and does the real work. Interior sealant at the frame-to-drywall joint controls air and finish, but it will not stop a leak that starts outside.
My new impact windows leak. Is it the caulking? Often it is the perimeter seal or a cracked stucco return, but sometimes it is the unit or something above the window. A water test shows which, before anyone starts cutting.
Can you match the caulk color to my frames and stucco? Yes. Silicone and hybrid sealants come in white, bronze, black, gray and many stucco tones, and paintable sealants can be painted to match the wall.
How do I get an exact price? Call (561) 556-7509 or email jperrysonsgc@gmail.com with photos and rough dimensions. A written estimate is typically ready within 24–48 hours after a site review and scope confirmation.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.