Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable Bathroom Remodeling Across Kendall
A full bathroom remodel in Kendall, FL typically runs $9,000 to $28,000, with walk-in shower installations landing between $4,500 and $12,000. Most projects take two to four weeks once permits clear. Call (254) 272-5876 to get a written line-item price before any work starts.
Kendall homes are not all the same. A 1983 ranch off Kendall Drive and a 2005 townhouse near Dadeland have very different plumbing, subfloor, and framing realities. Our team works both ends of that spectrum every week, so when we scope a project, we’re scoping your house, not a template. Scheduling and dispatch run through our Miami office, with crews working locally in Kendall. You’ll get a live arrival time, photo updates, and a written price before a single tool is picked up. That’s how we’ve run every job since 2005.
Why Sawyer Remodeling Is Kendall’s Preferred Bathroom Remodeling Company
Luca Romano leads our Kendall projects, and he’s walked more 1970s and 1980s slab homes in this area than he can count. What that means for you: when we open a wall in West Kendall, Kendale Lakes, or The Hammocks, we already know what we’re likely to find. Cast-iron drains. Galvanized supply lines. Framing that’s shifted over 40 humid summers. This is not guesswork. It’s repetition.
Kendall homeowners keep hiring us because we put the price in writing and we don’t drift from it. Every project runs under the Relay Visibility Guarantee: a written price before work starts, live arrival tracking, and before-and-after photos at every phase. No phone tag. No ghosting. Our 365-Day Done Right Promise backs the work for a full year after close-out. If something isn’t right, we fix it. We’re part of the Relay Home Co. family, and that standard is not optional.
We also answer the phone. A live person picks up, 24/7. When you call (254) 272-5876 about a bathroom remodel in Kendall, you’re talking to someone who can schedule your estimate and answer a question, not a voicemail queue.
Styles & brands we work with
Walk In Shower in Kendall
A walk in shower in Kendall is one of the most practical upgrades you can make to a 1970s or 1980s bathroom that’s still running its original tub. The conversion opens floor space, eliminates a trip hazard, and gives you a waterproofed, curbless entry that’s easier to use for decades. In Kendall, walk-in shower installation typically costs $4,500 to $12,000 depending on tile selection, linear drain placement, and whether the subfloor needs repair once the old tub comes out.
Scope of Work
A walk in shower job starts with demolition. We pull the tub or old shower pan and inspect the subfloor. In Kendall’s slab homes, that inspection matters more than in pier-and-beam houses, because the drain trap is embedded in concrete. If the cast-iron trap is corroded, the rough-in repair needs to be written into the change order before we close the floor. We then waterproof the pan, set the drain, build the curb or linear drain channel, and tile walls and floor with Schluter edge trim at the joints.
Materials and Waterproofing
We install Kohler and Moen shower valves, Grohe fixtures, and tile from named manufacturers, never mystery supplier stock. Waterproofing gets a flood test before tile goes up. Rough-in inspection happens before the walls close. That sequence keeps your shower legal and keeps it dry. Homeowners near Country Walk and the Falls often choose a built-in niche and a frameless glass panel to keep the room feeling open without stepping over a tub wall.
Bathroom Remodeling Companies in Kendall
Bathroom remodeling companies in Kendall are not hard to find. Ones that put the price in writing before demo day are harder to come by. A full Kendall bathroom remodel runs $9,000 to $28,000, and the honest answer is that the final number should account for what’s behind the walls, not just what’s on top of them. Our estimates include a written scope, a line-item budget, and a clear change-order process so the invoice matches the number you approved.
What We Handle
We do full bathroom remodels, small bath refreshes, tub-to-shower conversions, custom vanities, tile and fixture replacement, and frameless glass enclosures. A small bathroom remodel in Kendall starts around $5,000. A bathtub replacement with new tile surrounding typically runs $3,500 to $10,000. We use KraftMaid cabinetry when you want a vanity that is built to last, not assembled from a flat-pack box.
Written Allowances
Kendall homeowners routinely select a Cambria or Silestone vanity top and fixtures from Kohler that push past a generic allowance. That’s fine. What’s not fine is arguing about the gap at the end. Every project includes written allowances. If your tile selection costs more than the allowance, you see a change order before we order the material. No surprises at final invoice.
Trusted Brands We Service in Kendall
We stock and install parts for Kohler, Moen, Grohe, KraftMaid, Cambria, Silestone, and Caesarstone. Because our Kendall crews carry common valve cartridges, drain assemblies, and trims in the truck, most fixture issues get resolved same-day without a second trip. For custom vanities and countertop slabs, we order directly from our supplier partners and deliver to your Kendall driveway on a scheduled date, not a four-hour window. Call (254) 272-5876 and we’ll tell you exactly what’s in stock and what’s a two-week order.
See the difference
Before
After
Before
After
Before
AfterCommon Bathroom Remodeling Problems We See in Kendall Homes
- Corroded cast-iron drains under the slab. Kendall’s 1970s and 1980s housing stock often has original cast-iron drain piping that’s seeping or fully compromised by now. A bathroom tear-out frequently exposes this, and it has to be addressed before the tile goes back down.
- Galvanized supply lines at end of life. The water lines feeding older Kendall bathrooms are often heavily corroded inside, reducing flow and risking a pinhole leak. Re-rouging the rough-in to PEX while the wall is open is the smart move.
- Shower pan failures from skipped inspections. We see DIY or low-bid remodels where the pan was never flood-tested. The tile looks fine until the ceiling below starts staining. A valid rough-in inspection before walls close prevents this.
- Ventilation problems in humid bathrooms. Kendall’s climate pushes moisture into every bathroom. An undersized or missing exhaust fan leads to mold on grout joints and behind vanities. We recommend sizing the fan to the room and ducting it outside, not into the attic.
Pricing for Bathroom Remodeling in Kendall, FL
Here’s what a Kendall homeowner should budget. These are real ranges we see across West Kendall, Kendale Lakes, The Hammocks, and the Falls:
| Project | Price Range |
|---|---|
| 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 |
| Shower Replacement | $3,000 – $8,500 |
| Bathroom Vanity Installation | $800 – $3,000 |
What moves the price: whether you’re moving plumbing, the condition of your subfloor and drain lines once we open things up, tile square footage and pattern complexity, and which fixture brands you choose. A free estimate from Sawyer Remodeling gives you line items, not a ballpark. Call (254) 272-5876 to schedule yours.
We Also Serve Cities Near Kendall
Sawyer Remodeling runs crews across south Miami-Dade. Besides Kendall, we serve Miami, Hialeah, Miami Gardens, and Homestead. If you’re on the edge of Kendall or just over the line, call (254) 272-5876 and we’ll confirm coverage for your street. The same written price and visibility guarantee applies wherever we work.
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 Bathroom Remodeling in Kendall
Yes, if you’re moving plumbing, changing the shower valve, relocating a toilet, or altering any structural framing, Miami-Dade County requires a permit and rough-in inspections. The permit is not paperwork to skip. It’s the record that your shower pan was flood-tested and your drain lines were signed off before the tile hid them. We pull permits and schedule inspections as part of the project. Call (254) 272-5876 and we’ll tell you whether your specific scope needs one.
Because the first estimate was usually based on photos and square footage, not on opening the wall. In Kendall’s 1970s and 1980s slab houses, the cast-iron drain under the bathroom floor is often corroded or leaking, and that repair was never in the original scope. Bidding a job without looking at what’s under the tile is the single biggest reason Kendall bathroom remodels go over budget. We write allowances and change orders so any added work is approved in writing before we proceed. That’s the only honest way to price a remodel on a home this age.
Most full bathroom remodels in Kendall take two to four weeks after the permit is issued. A walk-in shower conversion runs closer to one to two weeks. Anything compressed below that usually means someone is skipping the rough-in inspection or rushing tile cure times. We schedule the job in phases and send photo updates before and after each phase, so you see the timeline holding or shifting in real time.
Yes, but moving a toilet on a slab foundation means cutting concrete to relocate the drain line. That’s common in Kendall and it adds cost and a day or two to the schedule. Expanding a shower usually means reframing a wall and relocating the valve. Both are doable, both are permitted work, and both should be priced off the actual rough-in, not an assumption. We’ll include the concrete work in your written estimate so the number is real.
A line-item scope of work, the full price for that scope, your finish material allowances, the change-order process, the permit plan, and the warranty. At Sawyer Remodeling, every project includes a written price, a written change-order procedure, and the 365-Day Done Right Promise in writing. If a contractor won’t put those in writing before you sign, do not start the job. Call (254) 272-5876 for a written estimate on your Kendall bathroom remodel.
Written by Luca Romano, Owner at Sawyer Remodeling, serving Kendall since 2005.
