Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Kendale Lakes
You need a general contractor in Kendale Lakes who actually knows what happens when you open up a 1979 concrete-block house. We do. Sawyer Remodeling handles kitchen remodels, bathroom remodels, room additions, and whole-home renovations across Kendale Lakes with written pricing before any work starts, background-checked crews, and a 365-Day Done Right Promise on every job. Call (254) 272-5876 to schedule a free estimate, and we’ll walk you through what your remodel will realistically cost, what permits apply, and what surprises the original 1970s plumbing and wiring might be hiding.
Why Sawyer Remodeling Is Kendale Lakes’s Preferred General Contractor Company
Sawyer Remodeling has spent the past two decades working as a General Contractor team that writes prices down before picking up a tool. Founded in 2005 and operating under the Relay Home Co. family, every Kendale Lakes job runs on The Relay Visibility Guarantee: a live arrival time, photo updates before and after, and a written price before work begins. That means when our uniformed technicians show up at your door off Kendall Drive or SW 117th Avenue, you already know who they are, what they’re doing, and what it costs.
Kendale Lakes homeowners tell us the same thing over and over: they want a contractor who answers the phone and doesn’t disappear between rough-in and final inspection. Our 24/7 live phone line means a real person picks up when you call, not a voicemail queue. And the 365-Day Done Right Promise backs the finished work in writing for a full year. If something isn’t right, we make it right, no argument.
Local reputation matters here. Kendale Lakes is a dense, established community where word travels fast between neighbors. That’s why our fixed pricing, permit-aware scoping, and inspection-tied draw schedules actually hold up in practice. We serve Kendale Lakes homes from our South FL dispatch office, and our crews know the housing stock here well enough to anticipate what inspectors will flag before the drywall comes down.
Styles & brands we work with
Remodeling Contractor in Kendale Lakes
Home Renovation in Kendale Lakes means dealing with houses built in the 1970s and 1980s, mostly concrete-block with barrel tile roofs, and that shapes every part of the job. A typical kitchen remodel in Kendale Lakes runs $14,000 to $45,000, while a bathroom remodel lands between $9,000 and $28,000. Those ranges assume you’ll likely hit some mechanical updates along the way, which is normal for this housing stock.
Full Kitchen and Bath Remodels
Most Kendale Lakes remodels start with the bones, not the finishes. Before KraftMaid cabinets or Cambria counters go in, we verify the original cast-iron drain lines and aluminum branch wiring will pass rough-in inspection. If they won’t, that changes the scope and the schedule, and you’ll know the exact cost before we open more walls.
A full kitchen remodel off SW 88th Street or near West Kendall typically runs $14,000 to $45,000. Bathrooms are $9,000 to $28,000. Both include permits, rough-in work, finish materials, and a written line-item quote so the invoice matches the number you approved.
Room Additions and Garage Conversions
Room additions in Kendale Lakes run $45,000 to $130,000, and garage conversions land between $30,000 and $80,000. These jobs always involve structural engineering, new foundation work, and a full permit file with Miami-Dade County. We pull the permits and schedule the inspections, so you’re never chasing paperwork.
Licensed General Contractor in Kendale Lakes
Licensed General Contractor work in Kendale Lakes is about more than swinging a hammer. It’s about knowing which Miami-Dade County permits apply, when inspections need to be scheduled, and how to keep the job moving without cutting corners. Our team is state-licensed, insured and bonded, and we handle everything from structural change orders to final sign-off.
Permit-Aware Project Management
Most Kendale Lakes homeowners don’t think about permits until the inspector walks in. We do. Any remodel that touches plumbing, electrical, or structural walls in a 1970s concrete-block home needs a permit, and if the original cast-iron drains or aluminum wiring are still in place, they’ll likely need replacement before rough-in passes. We scope for that upfront.
Written Pricing and Draw Schedules
We don’t quote low and send a surprise change order later. Every Kendale Lakes job gets a written line-item price before work starts, and our draw schedule ties each payment to a completed inspection milestone. You pay when work passes inspection, not before. That keeps the project honest and the calendar predictable.
Trusted Brands We Service in Kendale Lakes
Kendale Lakes homeowners deserve materials that hold up to South Florida humidity and daily wear, which is why we source from proven brands rather than mystery suppliers. For cabinets, we work with KraftMaid and Wellborn. Countertops come from Cambria, Silestone, and Caesarstone. Fixtures are Kohler, Moen, and Grohe. Exteriors use GAF, CertainTeed, Owens Corning, and James Hardie. We keep common parts and sample boards readily available for Kendale Lakes customers, so selections move fast and installs don’t stall waiting on materials.
Common General Contractor Problems We See in Kendale Lakes Homes
- 1970s cast-iron drain lines that fail inspection. Many Kendale Lakes homes still have the original cast-iron waste lines under the slab, and they’re often corroded beyond repair. If the rough-in inspector flags them, the fix happens before tile goes down, not after.
- Aluminum branch wiring from the original build. These homes were wired when aluminum was common, and connections degrade over time. A remodel that touches any circuit usually triggers a partial or full rewire to meet current code.
- Hidden stucco or subfloor damage behind photo-tour quotes. Contractors who scope from photos can’t see what’s behind the walls. In Kendale Lakes, that’s usually moisture intrusion in stucco or rotted subfloor under old tile, and it changes the budget fast.
- Change orders that should have been scoped from the start. The biggest frustration we hear is a contractor quoting a number, then adding costs mid-project. We write the scope, the allowances, and the draw schedule before work begins, so the price you approve is the price you pay.
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AfterPricing for General Contractor in Kendale Lakes, FL
Here’s what you can expect to pay for common Kendale Lakes projects. These ranges reflect the 1970s-1980s concrete-block housing stock, local permit fees, and current material availability in the Miami-Dade market.
| Project Type | Typical Kendale Lakes Range |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Small Kitchen Remodel | $9,000 – $20,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Cabinet Installation | $4,000 – $13,000 |
| Countertop Installation | $2,000 – $6,500 |
| Home Addition | $45,000 – $130,000 |
| Garage Conversion | $30,000 – $80,000 |
What moves the number: the condition of your existing plumbing and electrical rough-in, whether the permit triggers a rewire or drain replacement, structural work on load-bearing walls, and your finish selections. We’ll give you a written line-item quote before anything starts, and that number doesn’t change unless you change the scope. Call (254) 272-5876 for your free estimate.
We Also Serve Cities Near Kendale Lakes
Our crews handle general contractor work throughout the southwest Miami-Dade area, including General Contractor in Kendale Lakes, Miami, Hialeah, Miami Gardens, and Homestead. If you’re just outside Kendale Lakes proper, we’re still close enough to get to your job without a logistics headache.
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 General Contractor in Kendale Lakes
A licensed general contractor in Kendale Lakes pulls the building, plumbing, and electrical permits required for any remodel that touches load-bearing walls, rough-in work, or fixture changes. Miami-Dade County inspections apply here, and the original 1970s cast-iron drains and aluminum wiring often trigger additional mechanical permits once walls are open. Call (254) 272-5876 and we’ll scope your specific project’s permit path.
Because the original 1970s-1980s mechanical systems in these concrete-block homes frequently fail rough-in inspection, forcing drain line or wiring replacement before finishes go in. That’s why we scope for those updates upfront in the written quote, so the number you approve already accounts for what’s behind the drywall. Call (254) 272-5876 for a quote that reflects reality, not a photo tour.
A change order is only issued when you request a scope change or when hidden conditions force one, and it comes as a written line-item price before any additional work starts. You approve it in writing, and the draw schedule adjusts accordingly. No surprise charges at the end. Call (254) 272-5876 for an exact, written estimate.
A full kitchen remodel in Kendale Lakes typically runs 6 to 12 weeks from demo to final inspection, depending on permit wait times and whether the original mechanical systems need replacement. Rough-in inspection is usually the longest lead item, especially if cast-iron drains or aluminum wiring require fixes. Call (254) 272-5876 and we’ll give you a week-by-week schedule for your specific project.
Yes. A home addition or garage conversion in Kendale Lakes requires structural engineering, foundation work, and Miami-Dade County permits that a licensed general contractor pulls and manages. These jobs run $30,000 to $130,000 depending on square footage and site conditions, and doing them without a licensed contractor puts your permit and insurance at risk. Call (254) 272-5876 for a free estimate on your addition or conversion.
Call Sawyer Remodeling for Your Kendale Lakes Project
Kendale Lakes was built primarily in the 1970s and 1980s with concrete-block walls and barrel tile roofs, so a remodel here almost always starts with discovering what prior owners sealed or replaced, and what still needs attention. That’s not a reason to delay. It’s a reason to work with a general contractor who scopes for it, writes it down, and stands behind the work for a full year. Luca Romano leads our team, and every estimate includes The Relay Visibility Guarantee: a live arrival time, photo updates, and a written price before any work starts. Call (254) 272-5876 to schedule your free estimate in Kendale Lakes today.
Written by Luca Romano, Owner at Sawyer Remodeling, serving Kendale Lakes since 2005.
