Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable Home Renovation Across Kendall
Kendall homeowners researching a Home Renovation usually want one thing first: a real number. A whole-house renovation in Kendall runs $14,000 to $45,000 for the kitchen benchmark, with bathrooms at $9,000 to $28,000 and home additions starting around $45,000 on the low end. Those are honest ranges for this market, not teaser numbers to get a crew in the door. Call (254) 272-5876 and we’ll scope your project, walk the house, and put a written price in your hands before any tool comes off the truck.
We’re Sawyer Remodeling. Luca Romano leads our crew. We work Kendall neighborhoods every week, from the split-levels off SW 104th Street to the newer builds west of the Turnpike near West Kendall. The housing stock here is mostly 1970s to 1990s tract construction, and that changes how a renovation should be planned. You don’t start with cabinet colors. You start with what’s behind the drywall.
Why Sawyer Remodeling Is Kendall’s Preferred Home Renovation Company
Kendall homeowners don’t have time for contractors who quote vague numbers and then go quiet between visits. Our clients stay informed at every step: a live arrival time before we show up, photo updates while the work runs, and a digital invoice you pay from a link when the job closes. That’s The Relay Standard, and every Sawyer Remodeling project operates under it.
We’re part of the Relay Home Co. family, founded in 2005. The 365-Day Done Right Promise sits in writing on every project: if something isn’t done right, we make it right within a full year after the job closes. No argument, no chasing. Our techs are background-checked and uniformed, so the person walking into your house in Kendall is exactly who we told you to expect.
When a change order comes up mid-project, you hear about it before the work happens. You approve the number in writing. The price on your final invoice matches what you approved along the way. That’s not a policy we tell you about when something goes wrong; it’s how the contract is structured from day one.
Styles & brands we work with
Whole House Renovation in Kendall
Whole House Renovation in Kendall starts with a systems assessment, not a design meeting. The tract homes here, built mostly between 1970 and 1995, hide original aluminum wiring, cast-iron drain lines, and polybutylene supply plumbing behind the walls. Open up a kitchen or a primary bath and you’ll find at least one of them. A renovation that skips that inspection turns into change orders mid-demo; a renovation that starts with it gives you a real number before demolition begins. The kitchen remodel benchmark in Kendall runs $14,000 to $45,000, and the final figure depends on what those hidden systems need.
Systems First, Finishes Second
We scope the plumbing, electrical, and structural condition before we talk countertops. If a Kendall home still has polybutylene supply lines, we recommend a full repipe before we set cabinets. That’s a scope decision, not an upsell. Buying a Cambria island top and setting it over a failing pipe is a waste of good money.
What Gets Replaced in a Whole-House Job
Typical scope includes kitchen, bathrooms, flooring, lighting, and often a panel upgrade if the original service can’t carry modern loads. We pull permits in Miami-Dade County, schedule inspections, and don’t close drywall until rough-in passes. Kendall homeowners get a written price for each phase before that phase begins.
Home Renovation Contractors in Kendall
Home Renovation Contractors in Kendall are everywhere, but most bid from photos and a one-page scope. We walk the house. Our crew gutted a 1970s split-level off SW 104th Street near Kendall Drive last year: opened the walls and found polybutylene supply lines and 14-gauge aluminum branch wiring. We completed a full rough-in with a copper repipe and GFCI upgrades, then set KraftMaid cabinets and a Cambria island top. The client signed three change orders for the hidden systems before drywall closed. The job passed inspection with a clean punch list and the final number matched the approved changes.
Written Scope Before Any Work Starts
A line-item scope of work trades time up front for certainty later. We list every phase: demo, rough-in, finishes, trim, paint, haul-away. You approve each line. Nothing starts until the written price is in your hands. If you change the scope, you approve a new number first.
Permits and Inspections Handled
Miami-Dade permitting costs and inspection schedules are part of the job, not an afterthought. We pull the permits, coordinate the inspections, and don’t ask you to handle county paperwork. Kendall resale inspections catch unpermitted work; our jobs pass sign-off without stalling a sale.
Trusted Brands We Service in Kendall
Kendall homeowners pick finishes from brands that back their product, not mystery supply-house stock. We install KraftMaid and Wellborn cabinetry, Cambria, Silestone, and Caesarstone countertops, Kohler and Toto fixtures, and GAF or James Hardie exterior products where the scope calls for them. For foundation or slab work on Kendall additions, we use Sakrete mixes and other proven materials. We stage deliveries from our Miami office and schedule around your project calendar, so cabinets and countertops arrive when the rough-in is actually ready for them.
See the difference
Before
After
Before
After
Before
AfterCommon Home Renovation Problems We See in Kendall Homes
- Polybutylene supply lines. The gray or blue pipe common in 1970s – 80s Kendall homes becomes brittle with age. We find it in roughly half the gut renovations we open up, and replacement before finish work prevents a flood after the tile goes in.
- Aluminum branch wiring. Kendall homes from the 1970s often ran 14-gauge aluminum to outlets and switches. It overheats under modern appliance loads. We upgrade to copper and GFCI protection where code requires it.
- Cast-iron drain lines. Original cast-iron in slab foundations corrodes from the inside. A camera inspection before a bathroom remodel tells you whether drains need replacing or just root-clearing. Replacing them after tile is set costs three times more.
- Unpermitted prior work. Kendall has plenty of homes with an old kitchen add-on or bath refresh done without county permits. We’ve opened walls to find questionable electrical splices and missing framing. Correcting that before finish work saves resale headaches later.
Pricing for Home Renovation in Kendall, FL
Real numbers for Kendall’s market:
| Project | Typical Kendall Range |
|---|---|
| Whole house renovation (kitchen remodel benchmark) | $14,000 – $45,000 |
| Bathroom remodel | $9,000 – $28,000 |
| Cabinet installation | $4,000 – $13,000 |
| Countertop installation | $2,000 – $6,500 |
| Home addition | $45,000 – $130,000 |
What moves the number in Kendall: systems replacement discovered during rough-in (polybutylene repipe, aluminum rewire, cast-iron drain work), cabinet and countertop grade, structural issues in older slabs, and whether the scope includes a panel upgrade. We give you a written line-item quote before work starts, and if the hidden systems change the scope mid-project, you approve any new number before that work begins. Call (254) 272-5876 for a free estimate and we’ll walk your Kendall home together.
We Also Serve Cities Near Kendall
Beyond Kendall, our crews cover Miami, Hialeah, Miami Gardens, and Homestead. If you’re in a neighboring city and planning a renovation, our Home Renovation in Kendall team can scope the work the same way: written price, live updates, no surprises at the end. Call (254) 272-5876 and we’ll set up a walkthrough.
Serving Kendall, FL - Our Local Coverage Area
We’re based in the Kendall 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 Home Renovation in Kendall
Yes, nearly every renovation in Kendall requires a Miami-Dade County permit, especially anything touching plumbing, electrical, structural, or exterior work. We pull permits for the job, schedule inspections, and close them out before final sign-off. Call (254) 272-5876 and we’ll tell you exactly which permits your project triggers.
In Kendall, a whole-house renovation typically runs $14,000 to $45,000 using the kitchen remodel as the benchmark; if hidden systems like polybutylene plumbing or aluminum wiring need replacement, the number adjusts through approved change orders. Our written quote breaks out each phase so you see what you’re paying for. Call (254) 272-5876 for an exact number on your home.
A full Kendall renovation usually takes 6 to 14 weeks depending on scope, systems work, and county inspection scheduling. We give you a calendar at contract signing and update it weekly with photos. Call (254) 272-5876 and we’ll map a realistic timeline for your project.
The price changes only if you approve a change order, in writing, before the extra work starts. Kendall homes hide systems issues behind drywall; when our crew finds polybutylene or aluminum wiring, you see photos, you get a number, and you decide. Call (254) 272-5876 and we’ll show you how a line-item scope keeps you in control.
A real scope lists every phase: demo, rough-in, systems replacement, finishes, trim, paint, and haul-away, each with a written price. Vague allowances on cabinets or countertops are how projects balloon past the agreed number. We write specifics into the contract before work starts. Call (254) 272-5876 for a scope that holds up.
Ready to get a real number for your Kendall renovation? Call (254) 272-5876 and we’ll schedule a free walkthrough. You’ll get a written line-item quote, a live arrival time, and the 365-Day Done Right Promise in writing before a single tool is picked up.
Written by Luca Romano, Owner at Sawyer Remodeling, serving Kendall FL.
