Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Westwood Lakes
A full remodel in Westwood Lakes usually starts with a question homeowners don’t expect: what’s hiding behind the drywall and under the slab. Most of the homes off 109th Avenue and SW 16th Street were built in the 1980s and 90s with cast-iron drain lines and 8-foot ceilings, which means a “simple” kitchen or bathroom job has a way of turning into drain replacement and wall relocation. We’ve handled enough of these to know where the surprises live before demolition starts. If you’re planning a Home Renovation - Westwood Lakes project such as a kitchen, bathroom, or whole-home remodel, call (254) 272-5876 and we’ll walk the house with you first.
Why Sawyer Remodeling Is Westwood Lakes’s Preferred General Contractor Company
Westwood Lakes homeowners call us because we put the scope and the price in writing before a single tool is picked up. That matters here more than in newer developments. In a 1987 CBS home near Westwood Lakes Park, a kitchen remodel can look straightforward on the square footage and turn complicated the moment we check the cast-iron drain under the slab. We’ve built our local reputation on catching that stuff during the estimate, not after the first week of demolition.
Luca Romano runs our jobs with the same expectation on every project: a written price, a live arrival time, and photo updates before and after the work. The 365-Day Done Right Promise backs every remodel we do in Westwood Lakes. If something isn’t done right, we make it right, in writing. That’s not a marketing line. It’s the warranty on your invoice.
We also answer the phone. A live person picks up 24/7, so when you have a question about your Westwood Lakes remodel at 8 p.m. on a Tuesday, you’re not waiting on a callback. You’re talking to someone who can check your job file.
Styles & brands we work with
Residential General Contractor in Westwood Lakes
A residential General Contractor handles the structural, mechanical, and finish work required to change the layout or condition of a home. In Westwood Lakes, where most properties are one- and two-story CBS homes built between the early 1980s and late 1990s, that job usually includes checking for cast-iron drain lines, confirming load-bearing wall locations against truss runs, and planning around 8-foot ceilings that limit duct and light-fixture options. A typical kitchen remodel in Westwood Lakes runs $14,000 – $45,000, and a bathroom remodel runs $9,000 – $28,000, depending on scope, material allowances, and what we find behind the walls.
Kitchen and Bathroom Remodeling
Kitchen work here often means opening the slab to replace a corroded cast-iron drain, then rebuilding the subfloor before cabinets go in. That sequence changes the calendar and the price, and we’d rather tell you before you sign. Bathroom remodels in Westwood Lakes frequently involve moving a toilet or vanity only to find the shut-off valves are original and the drain rough-in won’t line up with the new layout.
Whole Home and Room Additions
A whole-home remodel or room addition in Westwood Lakes means working with existing truss roofs and CBS walls, which changes how we frame new openings and tie new roofs into old ones. Home additions typically run $45,000 – $130,000 here. We pull the permits, schedule the Broward County inspections, and keep a written change-order log so the number you approved is the number you pay.
Hire a General Contractor in Westwood Lakes
When you hire a General Contractor in Westwood Lakes, you’re hiring someone to coordinate every trade, every permit, and every inspection from start to finish. Our crews work locally across Westwood Lakes, and scheduling is coordinated from our Miami office. We handle the dumpster, the masonry, the plumbing rough-in, the electrical, the drywall, the tile, and the final trim, all under one written scope of work.
Written Scope and Fixed Pricing
We write the scope of work line by line: what gets demolished, what gets replaced, which materials are included, and what each allowance covers. The price on your proposal is the price on your invoice. If the job changes because we find a rotted subfloor or a failed drain, you approve the change order in writing before we proceed.
Permits and Inspections
Broward County requires permits for load-bearing wall removals, electrical and plumbing rough-in, and structural changes. We pull them, post them, and walk the job through inspection. Westwood Lakes homeowners who skip this step end up with stop-work orders and reinspection fees. We don’t let that happen.
Trusted Brands We Service in Westwood Lakes
We install and service name-brand materials from KraftMaid and Wellborn cabinetry, Cambria and Caesarstone countertops, Kohler and Toto fixtures, and GAF and James Hardie exteriors. That means Westwood Lakes homeowners can pick from proven, manufacturer-backed products instead of whatever the supply house had on sale. We keep solid lead times on these brands for local jobs, and when a homeowner wants something specific, like a Dvele or Abodu-inspired panel system, we can source and install it with the same written pricing. For most Westwood Lakes remodels, the fastest path to a durable, warrantied result is a KraftMaid kitchen with a Cambria top and Kohler fixtures, all priced in the estimate.
See the difference
Before
After
Before
After
Before
AfterCommon General Contractor Problems We See in Westwood Lakes Homes
- Corroded cast-iron drain lines under the slab. Westwood Lakes homes from the 80s and 90s almost all have original cast iron. By the time the kitchen or bath is demoed, those lines are often pinhole-leaking and need to be re-routed in PVC before the new cabinets and tile go in.
- Load-bearing wall confusion. Builders in this subdivision used truss roofs that don’t always line up with the walls below them. A wall that looks non-load-bearing on the floor plan may be carrying a point load from the truss. Removing it requires an engineer’s letter and a permit.
- 8-foot ceiling constraints. Most Westwood Lakes homes have 8-foot ceilings, which limits duct runs, recessed light placements, and the size of a kitchen island hood. A design that works in a 10-foot-ceiling new build in Miami doesn’t transfer here without modification.
- Quoted square-footage pricing without an as-built check. Contractors who quote a Westwood Lakes kitchen off a tape measure and a floor plan miss the drain, the trusses, and the valve locations. Then the first week of demolition turns into a surprise slab break and a change order the homeowner never approved.
Pricing for General Contractor in Westwood Lakes, FL
Here are the actual ranges we quote on Westwood Lakes projects, based on local labor, material, and the condition of the homes we typically open up:
| Project | Westwood Lakes Price Range |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Small Bathroom Remodel | $5,000 – $12,000 |
| Home Addition | $45,000 – $130,000 |
| Walk-In Shower Installation | $4,500 – $12,000 |
| Cabinet Installation | $4,000 – $13,000 |
| Countertop Installation | $2,000 – $6,500 |
What moves the number: drain line condition, whether we’re touching a load-bearing wall, material allowances for tile and fixtures, and the age of the subfloor near sinks and toilets. We do free estimates with a written scope and line-item pricing. Call (254) 272-5876 and we’ll walk your Westwood Lakes home with you, no pressure.
We Also Serve Cities Near Westwood Lakes
Beyond Westwood Lakes, our crews handle remodels and additions in Miami, Hialeah, Miami Gardens, and Homestead. If you’re near the Westwood Lakes area and your project crosses city lines, we can still help. We coordinate schedules from our Miami office and run the same written pricing and warranty on every job across the area.
Serving Westwood Lakes, FL - Our Local Coverage Area
We’re based in the Westwood Lakes area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About General Contractor in Westwood Lakes
The scope of work includes a written demolition plan, a plumbing as-built check on the existing cast-iron drain and shut-off valves, a load-path review against truss and header runs, a line-item material list with allowances for cabinets, countertops, tile, and fixtures, and a permit and inspection schedule. Every one of our Westwood Lakes kitchen remodels starts with this document, plus a fixed price and a written change-order process. Call (254) 272-5876 and we’ll walk through exactly what gets included for your house.
A kitchen remodel in Westwood Lakes typically runs $14,000 – $45,000, and a bathroom remodel runs $9,000 – $28,000. Small bathrooms run $5,000 – $12,000. Walk-in shower installations run $4,500 – $12,000, and cabinet or countertop work runs $4,000 – $13,000 and $2,000 – $6,500 respectively. The biggest cost driver is what we find inside the walls and slab, which is why our estimates include an as-built check before pricing is final. Call (254) 272-5876 for an exact quote, no charge for the estimate.
Permits are required in Westwood Lakes for any load-bearing wall removal, plumbing or electrical rough-in, and structural change. We pull the Broward County permits, post them on site, and manage every inspection from rough-in to final sign-off. Skipping permits on a wall removal or slab break can result in fines and stop-work orders that stall the job for weeks. We don’t let that happen on our jobs.
Yes, we can remove a load-bearing wall in a Westwood Lakes home, but it requires an engineer’s letter, a permit, and an inspection. In these 1980s and 90s CBS homes, the truss roof doesn’t always align with the walls below it, so we verify what’s carrying load before we cut anything. The work includes temporary shoring, a header sized to the span, and Broward County sign-off on the rough framing. Call (254) 272-5876 if you’re considering removing a wall and we’ll tell you what the engineering will require.
The price only changes with a written change order, and only when site conditions reveal something the as-built check couldn’t see. In Westwood Lakes, that’s usually a corroded cast-iron drain under the slab, a rotted subfloor near a sink or toilet, or a truss point-load that requires additional header work. We cover these scenarios in the initial scope and price them as allowances so you’re not surprised mid-project. You approve every change in writing before we proceed. Call (254) 272-5876 and we’ll walk you through how allowances work in your estimate.
Call (254) 272-5876 to schedule a free estimate with Sawyer Remodeling in Westwood Lakes. Written pricing, a live person on the phone, and a year-long warranty on the work.
Written by Luca Romano, Owner at Sawyer Remodeling, serving Westwood Lakes since 2005.
