Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable Bathroom Remodeling Across Kendale Lakes
A full bathroom remodel in Kendale Lakes typically runs $9,000 – $28,000, with most jobs taking three to five weeks once permits clear. The single biggest cost driver isn’t your tile choice or vanity, it’s what’s under your slab: 1970s and 1980s homes here were built on concrete foundations with cast-iron drain lines that corrode, crack, and often need relocation when you change the floor plan. That’s a Miami-Dade plumbing permit and a slab cut, and it’s exactly the kind of work that separates a predictable remodel from a surprise invoice. Call (254) 272-5876 and we’ll scope it correctly before you spend a dollar.
Most Kendale Lakes Bathroom Remodeling jobs we bid share the same starting point: a compact 3×3 or 3×4.5-foot bathroom with original cast-iron drains, a slab floor, and a homeowner who wants to move the shower, swap the tub, or open the footprint. That’s our standard work here. We know the permit sequencing, the inspection points, and the difference between cutting a slab on NW 7th Street versus SW 56th Street. When you call for an estimate, we ask about your home’s age, whether the bathroom sits on an exterior wall, and what you want to change before we give you a number. That’s the only honest way to price this work.
Why Sawyer Remodeling Is Kendale Lakes’s Preferred Bathroom Remodeling Company
Our reputation in Kendale Lakes comes from doing the unseen work correctly. Anyone can set tile. Fewer contractors want to pull a plumbing rough-in permit, cut a slab, relocate a drain, and have a Miami-Dade inspector sign off on the work before the floor goes back. We have been doing exactly that since 2005, under The Relay Standard: written price before work starts, live arrival time tracking, photo updates before and after, and a digital invoice you pay from a link. No phone tag, no “the guy didn’t show,” no surprises at the final walkthrough.
Luca Romano has led our crew on Kendale Lakes bathrooms near Snapper Creek, Bird Road, and the neighborhoods off Ludlam Road. We know these homes. We know the water pressure, the slab depth, the typical joist spacing in the older sections, and which vanity sizes actually fit a 36-inch-wide rough opening without shaving the door frame. That knowledge is what keeps the written price from moving. Every job carries our 365-Day Done Right Promise in writing: if it’s not done right, we make it right, for a full year after the project closes.
The warranty matters most when the drain is under your slab. You will not know for three months whether the re-pipe was graded correctly. You will know if it wasn’t. And if it wasn’t, we come back at no charge. That’s not a marketing line. It’s the signature on your scope of work.
Styles & brands we work with
Bathroom Remodeling Companies in Kendale Lakes
Bathroom remodeling companies in Kendale Lakes fall into two groups: those who quote a tile job and those who quote a permitted plumbing job, and the difference shows up as a change order when the slab comes up. Any full remodel here that moves a drain, relocates a fixture, or changes the shower footprint requires a Miami-Dade building permit and a plumbing rough-in inspection. When you pick a contractor, ask whether the written price includes the slab cut, the drain re-pipe, the permit fee, and the inspection scheduling. If it doesn’t say so in writing, it’s not included.
Permitted Rough-In Work
A Kendale Lakes bathroom that’s getting a tub-to-shower conversion or a walk-in shower installation usually means cutting the slab, breaking out the old cast-iron P-trap, setting a new PVC drain at the correct slope, and re-roughed supply lines in PEX or copper. We pull the permit, schedule the inspection, and keep the jobsite photo-documented so you see the work before it’s buried. The rough-in phase adds cost but it’s the line item that protects your resale.
Fixture and Finish Package
Our crews install Kohler, Moen, and Grohe fixtures, Wellborn and KraftMaid vanities, and Cambria or Silestone countertops. We price the finish selections as a written allowance so you choose your grade without renegotiating the contract. A basic vanity install in Kendale Lakes runs $800 – $3,000; a full walk-in shower installation runs $4,500 – $12,000 depending on glass, tile, and drain work.
Bathroom Renovation in Kendale Lakes
Bathroom renovation in Kendale Lakes often starts with a simple goal, like replacing a cracked 1970s tub, and expands once we open the wall. The typical home here has a single full bathroom in a slab-on-grade plan, so the renovation is disruptive by nature: no master suite to retreat to while it’s torn out. We plan around the demo and rough-in windows, keep the water off for the shortest possible stretch, and give you a schedule with a realistic date for the final inspection.
Small Bathroom Remodels
Compact bathrooms in Kendale Lakes frequently hold a 3×3 or 4.5-foot footprint, which limits vanity width and forces careful tile layout so the room doesn’t feel tighter. Small bathroom remodels here run $5,000 – $12,000. The critical scope question is whether the project touches the drain. If it does, even a small bathroom becomes a permit job with a slab cut, so the honest price reflects that before demo begins.
Tub-to-Shower Conversions
A tub-to-shower conversion in these homes almost always means changing the drain location from a 1.5-inch tub drain to a 2-inch shower drain, and that’s a slab cut and a re-pipe, not a simple pan swap. These conversions typically run $3,500 – $10,000 in Kendale Lakes. We handle the permit, the rough-in inspection, the Schluter edge trim (the metal strip that waterproofs where your tile meets the floor), and a final water test before we hand it back.
Trusted Brands We Service in Kendale Lakes
We stock and install fixtures and finishes from partner brands including Cambria, Kohler, KraftMaid, and Toto, with material choices that carry manufacturer backing for Kendale Lakes customers. We also work with premium bath surfaces from Silestone and Caesarstone for vanity tops and shower thresholds. Because we coordinate materials from local South Florida suppliers, we see shorter lead times than an out-of-area contractor who’s shipping everything from out of state. If a Kohler valve fails a month after install, we swap it under warranty without charging you to diagnose it, that’s part of the 365-Day Done Right Promise.
See the difference
Before
After
Before
After
Before
AfterCommon Bathroom Remodeling Problems We See in Kendale Lakes Homes
- Cast-iron drain failure under the slab. Original 1970s cast-iron lines corrode from the inside out, often leaking sewage before anyone notices the smell. If your bathroom floor feels warm or you smell a faint sewer odor near the toilet, the drain likely needs scoping before any remodel.
- Unpermitted previous work. We regularly find drain relocations that were never inspected, which becomes a problem at resale or during an insurance claim. Our remodel includes pulling the correct permits so the finished bathroom is fully insurable and sellable.
- Compact footprints with no room for error. A 3×4.5-foot bathroom has no slack for a vanity that’s two inches too wide or a shower curb that protrudes too far. We measure in inches, not feet, and we spec vanities from Wellborn and KraftMaid that actually fit Miami-Dade rough openings.
- Water damage behind original tile. 1970s and 1980s homes in the area often used green board instead of cement board, so water intrusion behind the wall could be rotting the studs. We open the wall before quoting the tile work to find what’s actually behind it.
Pricing for Bathroom Remodeling in Kendale Lakes, FL
| Service | Typical Price Range in Kendale Lakes |
|---|---|
| Bathroom Remodel | $9,000 – $28,000 |
| Small Bathroom Remodel | $5,000 – $12,000 |
| Walk-In Shower Installation | $4,500 – $12,000 |
| Tub-to-Shower Conversion | $3,500 – $10,000 |
| Bathroom Vanity Installation | $800 – $3,000 |
What moves the number in Kendale Lakes: whether the slab gets cut, how far the drain relocates, what grade of tile and vanity you select, and whether the footprint changes. We write every allowance and every scope item in the contract so the price you approve is the price you pay. Estimates are free and come with a written line-item breakdown. Call (254) 272-5876 to schedule yours.
We Also Serve Cities Near Kendale Lakes
Sawyer Remodeling runs local crews throughout southwest Miami-Dade, including Kendale Lakes and nearby Miami, Hialeah, Miami Gardens, and Homestead. If you’re a few blocks outside the neighborhood line, call anyway and we’ll let you know if we can put you on the schedule.
Serving Kendale Lakes, FL - Our Local Coverage Area
We’re based in the Kendale 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 Bathroom Remodeling in Kendale Lakes
Yes, if you are moving a drain, relocating a fixture, changing the shower footprint, or altering plumbing, Miami-Dade County requires a building permit and a plumbing rough-in inspection before the slab is closed. A finish-only remodel like swapping a vanity or replacing tile without moving plumbing typically does not require a permit. We pull the correct permits for every job and include the fee in the written price. Call (254) 272-5876 and we’ll tell you exactly what applies to your project.
The usual reason is that the original quote did not include the slab cut and drain re-pipe, which is often discovered only after demo begins on a 1970s or 1980s slab-on-grade home. A contractor who bid the job without verifying whether you have cast-iron or PVC drains has not actually priced your project. Our written quote includes the drain scope because we ask the right questions before we start, and we confirm the drain condition during a preliminary inspection. Call (254) 272-5876 for a line-item price that already accounts for it.
Most full bathroom remodels in Kendale Lakes take three to five weeks from demo to final inspection. The rough-in and permit phase, including slab cutting, drain relocation, and inspection scheduling, takes five to ten business days. Finish work like tile, glass, and vanity installation takes another two to three weeks depending on materials. We give you a written schedule before work starts and update it with photo documentation as the job progresses.
A full bathroom remodel in Kendale Lakes typically costs $9,000 – $28,000. Small bathroom remodels run $5,000 – $12,000, walk-in shower installation runs $4,500 – $12,000, and a tub-to-shower conversion runs $3,500 – $10,000. The primary cost driver is the drain work under the slab, not the tile. Get a free written estimate at (254) 272-5876 with a full line-item breakdown.
Yes. We convert tubs to walk-in showers throughout Kendale Lakes every month, and the job usually involves cutting the slab to relocate the drain from a 1.5-inch tub line to a 2-inch shower line. The typical price is $3,500 – $10,000 including permit, rough-in inspection, Schluter waterproofing, tile, and glass. We pulled permits and passed final inspection on a recent conversion near SW 56th Street and Ludlam Road where the original cast-iron drain was leaking under the slab, and we’d be glad to scope yours the same way. Call (254) 272-5876 to schedule your free estimate.
Written by Luca Romano, Owner at Sawyer Remodeling, serving Kendale Lakes since 2005.
