Commercial Window Treatments
Exotic Shades & Draperies fabricates and installs commercial window treatments from Miami to Palm Beach: NFPA 701 rated solar screens and blackout fabrics, motorized on Lutron, Crestron and Somfy, sewn and assembled in our own Fort Lauderdale workroom with five in-house seamstresses and installed and serviced by our own team for offices, hotels, restaurants and whole buildings.
The same workroom, at building scale
Commercial shading fails for predictable reasons: fabric chosen for a photograph rather than for daily use, motors specified without anyone checking where the power was going to come from, and an installer who disappears the week after handover.
We run commercial work through the same South Florida atelier and the same certified installation team as our residential projects. Five in-house seamstresses, an automated cutting line, and a motorization team that is a certified Lutron dealer, Crestron certified, a Somfy Expert and an SDN Specialist. One company specifies it, sews it, installs it, programs it and comes back to service it.
And because we service motorized shading from all major manufacturers regardless of who installed it, a property manager inheriting somebody else's system is not stuck with it.
Commercial shading by the numbers
Fire ratings
Of the 921 colourways in the Lutron library we carry, 526 carry an NFPA 701 rating, 376 California Title 19 and 61 NFPA 101; E Screen, T Screen and the Luna Blackout FR family are among them.
Acoustics and environment
Published NRC acoustic ratings run up to 0.60 (Sheerweave 4900); 714 colourways are GREENGUARD certified and 518 are PVC-free.
Sizes and systems
Lutron Sivoia QS covers 20 in to 20 ft on a wired QS link, with coupling, side channels and pockets, and is the shade line behind Lutron's Athena and myRoom XC building and hospitality systems.
Budget
Published planning figures: a 72 by 84 in motorized roller shade from about $733 to $3,141 by motor system, eight shades from $6,687 to $16,566. See cost by system.
Spaces we treat
Different buildings fail differently. What a guest room needs is not what a dining room needs, and neither is what an amenity deck needs.
Window Treatments for Offices
Office window treatments in Miami and Fort Lauderdale: solar screens that cut glare on monitors and heat load on a west elevation without blacking out the view. Motorized where the glass is tall or the wall is long, manual where it is not - we will not sell you motors you do not need.
Hotel Window Treatments
Window treatments for hotels in Miami and short-term rentals: guest-room blackout that actually blacks out: sewn-in linings, returns, overlaps and side channels. Sheer plus blackout on one track so housekeeping operates a single system, in fabrics that survive daily handling. Flagged properties get their own page: hospitality & branded residences.
Window Treatments for Restaurants
Window treatments for restaurants in Miami and bars across South Florida: drapery and shading that manages afternoon sun over a dining room and doubles as acoustic softening, in commercial-rated fabrics that clean well and meet the code your space is inspected against.
Clubhouses & Amenity Floors
Wide spans, double-height glass and pool-deck exposure. Motorized exterior screens for terraces, interior solar shades for lounges, and one control platform the property staff can actually operate.
Multi-Family & Condominium
Building-wide programs with one standardized specification per unit type, phased around occupancy, documented so a unit turned over in five years still matches the building.
Schools, Medical & Institutional
Classroom window coverings, privacy and light control with cleanable surfaces - hardware chosen for durability under constant use rather than for a photograph.
What we actually bring to a commercial job
One Accountable Party
We fabricate, install, program and service. There is no subcontractor to blame and no gap between the company that quoted the job and the crew on site.
Certified on the Control Platforms
Certified Lutron dealer, Crestron certified, Somfy Expert and SDN Specialist. On a building-wide system that matters: wired bus control, addressable motors and documentation your integrator can maintain.
Code-Compliant Fabrics
Commercial specifications routinely require flame propagation performance to NFPA 701. We source certified goods and supply the documentation - but tell us at specification, not after cutting.
Floor-Plan Budgetary Quotes
Send drawings or a floor plan and we return pricing per opening and per unit type, so an owner or board sees the whole number before committing.
Building Access Handled
COI, management approvals, loading docks, service elevators, after-hours and phased access. We are in South Florida towers every week.
Service on Any Major Brand
We repair and reprogram motorized shading from all major manufacturers, whoever installed it - motors, remotes, keypads, re-cording, re-balancing and troubleshooting.
From drawings to handover
Drawings & Site Review
We start from elevations, a window schedule or a floor plan, then walk the site to confirm pockets, power, mounting depth and access.
Specification
Fabric, openness, hardware, motor and control platform chosen per elevation and per use - with code documentation where the space requires it.
Budgetary Quote
Pricing per opening and per unit type so the owner, board or GC can approve a whole number, not a moving one.
Fabrication
Sewn and assembled in our own South Florida workroom to the approved specification, on the schedule your other trades are working to.
Phased Installation
Installed and programmed around occupancy, trades and building access - after-hours or floor by floor when a space cannot go offline.
Handover & Service
Programmed, documented and demonstrated to your staff, with ongoing service available on everything we install and on systems we did not.
The decisions that cost money later
Three things are cheap at framing and expensive at finishing: the pocket, the power and the control path. A recessed pocket that is 3/4 in too shallow means a surface-mounted cassette on a project that was designed to hide it. Power that was never pulled to a 30 ft elevation means battery motors on drapery too heavy for them.
Bring us in while the walls are open. We supply pocket dimensions, mullion alignment and wiring documentation, attend site meetings, and coordinate directly with the electrician and the AV integrator. See the pre-wire guide and our motorized shade systems.
On the control side, a building-wide program is where wired bus systems earn their cost - see Somfy SDN and Lutron shading for how we specify addressable, documented systems your staff and integrator can maintain.
Commercial upholstery from the same workroom
Restaurant banquettes, hospitality and office seating, wall panels and cushions rebuilt and recovered in commercial-rated fabrics - frequently specified alongside a window-treatment refresh, and finished to one standard because one workroom does both. See upholstery, cushions and wall panels.
Commercial FAQ
Do you take on commercial projects, or only residential?
Both. We run commercial work through the same in-house workroom and installation team as our residential projects - offices, restaurants, hotels and short-term rentals, clubhouses, amenity floors, medical and professional suites, and building-wide programs for multi-family and condominium properties.
Can you supply flame-retardant fabrics for a commercial space?
Yes. Commercial interiors normally require window treatments that meet the flame-propagation criteria of NFPA 701, and many specifications also call for a fabric to be certified rather than simply treated. We source certified goods from our mill partners and supply the documentation your architect, GC or fire marshal asks for. Tell us the code requirement at the specification stage rather than after fabrication.
How do you handle a building-wide program?
We start from the drawings or a floor plan and return a budgetary quote per opening and per unit type, so the owner or board can see the whole number before committing. From there we standardize the fabric, hardware and control platform across the building, phase the installation around occupancy, and document what was installed where, so a replacement five years from now matches.
Do you coordinate with the general contractor and the AV integrator?
Yes, and the earlier the better. Recessed pockets, mullion alignment, power locations and control wiring are decided at framing, not at finishing. We provide pocket dimensions and wiring documentation, attend site meetings and hand the integrator a programmed, documented system.
Do you service systems you did not install?
Yes. We service and reprogram motorized shading from all major manufacturers regardless of who supplied it - motor replacement, remote and keypad reprogramming, re-cording, re-balancing and troubleshooting. Property managers frequently call us about systems left behind by a contractor who is no longer available.
What about insurance, COI and building access?
Routine for us. We work in South Florida towers every week and handle certificates of insurance, building management approvals, loading dock and service elevator scheduling, and after-hours or phased access when a space cannot be taken offline during business hours.
Can you match an existing installation?
Usually. If a building was originally fitted with a particular fabric, cassette or motor family, we identify it and either match it or advise honestly when a discontinued product means the sensible move is to re-do a full elevation rather than patch it.
Do you do window treatments for hotels and restaurants in Miami?
Every week. Hotel window treatments - blackout systems, sheer-plus-blackout tracks, daily-handling fabrics - and restaurant drapery and shading in commercial-rated, code-compliant goods are core commercial work for our Miami Beach and Fort Lauderdale teams.
Do you handle commercial upholstery as well?
Yes. The same workroom reupholsters restaurant banquettes, hospitality and office seating in commercial-rated fabrics, which is often specified alongside the window treatments in a refresh.
Woven in the USA. Specified by the numbers.
Commercial and hospitality specifications ask for documentation, and increasingly for country of origin. Mermet USA weaves E Screen, M Screen, T Screen and the GreenScreen lines in Cowpens, South Carolina, lists them as Made in USA and as Build America, Buy America and Buy American Act compliant; Phifer weaves the majority of SheerWeave in Tuscaloosa, Alabama. NFPA 701 and GREENGUARD Gold come with the spec sheet.
Mermet
E Screen, M Screen, T Screen, Satiné and the GreenScreen weaves, with KOOLBLACK for dark screens that reflect heat - woven by Mermet USA in Cowpens, South Carolina and listed by the mill as Made in USA. Mermet fabrics
Phifer SheerWeave
The SheerWeave family, including PVC-free styles and Microban-protected weaves that resist mildew in Florida humidity - woven by Phifer in Tuscaloosa, Alabama, where the mill has made fabric since 1952. Phifer fabrics
Best grade only
Fiberglass-core screens that stay flat on 10-foot glass, an openness woven to tolerance, and a published spec sheet for UV, heat and light in every colour, with GREENGUARD Gold and NFPA 701 listings behind it. Never anonymous screen.
On any system
The same fabric on a Lutron, Somfy or Crestron motor, or a manual chain. We source both mills directly and keep them in stock, so the fabric is chosen for the window and its exposure, not for the motor brand - and it is ready to cut when the measurements are. Our shade fabrics
Discerning homeowners, designers, and developers across South Florida trust Exotic with their most important spaces.
"I'm really happy with my new curtains! The team came to my place, helped me choose the right fabric, and guided me through the whole process. Great service and beautiful results. Highly recommend, A+."
"We were referred to Exotic Shades by our contractor. They understood exactly what we had in mind and delivered it. The whole process was simple, and the pricing was very good."
"I needed help adjusting the existing Lutron shades in my new home. Most companies would not touch a system installed by someone else, but Exotic sent a technician the same week."
Commercial window treatments in Miami, Fort Lauderdale, Boca Raton & Palm Beach
Commercial shades and drapery for hotels, restaurants, offices, schools and whole buildings - fabric chosen for daily use, power planned before install, and a team that stays after handover. Our workroom and showroom are at 4539 Powerline Rd in Fort Lauderdale, our second showroom is South of Fifth in Miami Beach, and the same in-house team measures and installs from Miami to Palm Beach.
Send us the drawings
Elevations, a window schedule or a floor plan is enough for a budgetary number per opening. We will tell you what the space needs, what it will cost, and what has to be decided before the walls close.