Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Three Lakes
If you’re searching for a General Contractor in Three Lakes, FL, the real question isn’t who can swing a hammer. It’s who can scope the job correctly, pull the right permits, and put a written price in your hand before work starts. Sawyer Remodeling handles kitchen remodels, bathroom renovations, garage conversions, and home additions across Three Lakes with a process built around one thing: no surprises at the invoice. Call (254) 272-5876 for a free estimate and a written scope of work.
Three Lakes is a small unincorporated community in Miami-Dade County, and that matters for construction. The housing stock skews older, much of it on well-and-septic systems, with lots that sit close to canals and drainage easements. That means a general contractor working here has to think about septic capacity, setback rules, and existing slab conditions, not just tile and paint. We know the area, we know the permitting process here, and we schedule our crews to work Three Lakes jobs efficiently.
Why Sawyer Remodeling Is Three Lakes’s Preferred General Contractor Company
Homeowners in Three Lakes keep our number handy because we run jobs differently. Every project starts with a written scope of work and a fixed price, so the number you approve is the number on the final invoice. No allowances that balloon into arguments. No vague “we’ll figure it out later” line items. You get line-by-line pricing before a single tool comes off the truck.
Our crews are background-checked and uniformed, and when they arrive, you already know who’s coming and when. The Relay Visibility Guarantee means live arrival time tracking, before-and-after photo updates, and a digital invoice you can pay from a link. Luca Romano runs the Sawyer Remodeling operation, and he insists every job in Three Lakes follow the same standard: written price, clean communication, and a 365-Day Done Right Promise in writing. If something isn’t right a year later, we make it right.
We’ve worked on canal-side lots and older single-family homes throughout Three Lakes, and we know the difference between a cosmetic upgrade and a structural fix that needs an engineer’s sign-off. That local knowledge keeps your permit application moving and your inspection schedule realistic.
Styles & brands we work with
General Contractor Services in Three Lakes
General Contractor Services in Three Lakes cover the full sequence of a remodel or addition: planning, permits, demolition, rough-in, finishes, and final inspection. Homeowners here typically call us when a kitchen or bath has outlived its layout, when a growing family needs more square footage, or when a garage sits half-finished and they want it converted into living space. A General Contractor team that knows Miami-Dade’s building code will save you weeks of back-and-forth at the permitting desk.
Three Lakes projects tend to start with older construction, which means we often find conditions that need correcting before finish work begins: low subfloors, outdated electrical panels, or plumbing that doesn’t meet current code. Our scopes account for that. A typical kitchen remodel in Three Lakes runs $14,000 to $45,000, while a bathroom remodel lands between $9,000 and $28,000. We’ll give you an exact number before you commit.
Kitchen and Bath Remodeling
We handle everything from cabinet replacement to full gut renovations. Cabinet installation runs $4,000 to $13,000, countertop installation $2,000 to $6,500, and a full kitchen remodel includes rough-in, finishes, and fixture allowances from brands like Kohler and KraftMaid.
Garage Conversions and Additions
Converting a garage in Three Lakes means dealing with septic capacity and setback rules before you touch drywall. We pull the permits, coordinate the inspections, and keep the project on schedule. Garage conversions run $30,000 to $80,000; a full home addition runs $45,000 to $130,000 depending on the square footage and site conditions.
What happens when you call
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A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Construction Company in Three Lakes
As a Construction Company working in Three Lakes, our job is to keep the entire project moving: material deliveries, trade scheduling, inspections, and change orders. We act as the single point of contact so you’re not juggling electricians, plumbers, and cabinet installers on your own. Homeowners here often come to us after trying to run a project themselves and realizing the permitting and trade coordination eats entire weekends.
Three Lakes isn’t a cookie-cutter suburb. Lots are irregular, many homes sit on well-and-septic, and canal-side properties bring drainage considerations that a contractor working in Hialeah or Miami Gardens might never see. We scope for that reality from day one. Whether it’s a whole-home remodel or a focused kitchen update, the price we quote reflects the actual conditions on your lot, not a generic template.
Permits and Inspections
Every structural project in Miami-Dade requires permits, and we handle the full package: building permit, electrical, plumbing, and mechanical. We also coordinate inspections so your project doesn’t stall waiting on a sign-off. The goal is a clean final inspection and a certificate of completion you can keep with your records.
Written Scope and Fixed Pricing
The scope of work is the contract’s backbone. It lists every trade, every fixture allowance, and every finish selection. When you pick a Cambria slab for the island, the allowance is already there. If you upgrade, we write a change order with a new price before the slab gets cut. No surprises at the end.
Trusted Brands We Service in Three Lakes
We install and warrant work around materials from proven manufacturers, so you’re not gambling on a mystery supplier. Cabinet lines include KraftMaid and Wellborn. Countertops can be sourced from Cambria and Caesarstone. Fixtures run from Kohler, Moen, and Toto, and exterior products include GAF and James Hardie. For Three Lakes homeowners who want a modern approach to construction, we’ve also worked with prefab and panelized options from Abodu and Cover, and we can discuss how Dvele panel systems might shorten an addition’s timeline. We keep stock and ordering accounts with local suppliers so a Three Lakes job isn’t waiting on a shipped part from out of state.
See the difference
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AfterCommon General Contractor Problems We See in Three Lakes Homes
- Septic and setback surprises on additions. A Three Lakes home on septic can’t always support another bedroom’s wastewater load. We check septic capacity and building setback lines before you commit to a design, so you’re not redesigning after the first plan review.
- Low slabs and hidden subfloor rot. Older canal-side homes in Three Lakes often have slabs that settled or subfloors that got damp over the years. We open the floor during demolition, identify exactly what’s rotted or out of level, and write a change order with a real number if it’s beyond the original scope.
- Allowance fights over finish upgrades. The original quote says “countertop allowance,” then the homeowners picks a Cambria or Silestone slab above that number. We put the allowance in writing up front and show you the exact upgrade cost before ordering, so there’s no argument at the invoice.
- Loose draw schedules and no written change orders. When mid-project surprises happen on an older Three Lakes slab, a vague payment schedule turns into a dispute. We use a clear draw schedule tied to inspection milestones, and every change is written, priced, and signed before work continues.
Pricing for General Contractor in Three Lakes, FL
Here’s what you can expect to budget for common scopes in Three Lakes. These are real market ranges, not teaser numbers designed to get a salesperson into your living room:
| Project | Typical Three Lakes Range |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Garage Conversion | $30,000 – $80,000 |
| Home Addition | $45,000 – $130,000 |
| Cabinet Installation | $4,000 – $13,000 |
| Countertop Installation | $2,000 – $6,500 |
What moves the number? Square footage, septic or structural work, fixture grades, and whether we uncover hidden conditions during demolition. We’ll walk you through every line item before you sign. Call (254) 272-5876 to schedule a free estimate in Three Lakes.
We Also Serve Cities Near Three Lakes
Sawyer Remodeling works throughout Three Lakes and the surrounding South Florida communities. Our crews regularly handle projects in Miami, Hialeah, Miami Gardens, and Homestead. If you’re in one of those areas and need a written scope of work before you commit, we’ll send someone out to take a look.
Serving Three Lakes, FL - Our Local Coverage Area
We’re based in the Three 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 Three Lakes
Yes. Any garage conversion or home addition in Three Lakes requires building, electrical, and plumbing permits through Miami-Dade County, and a septic system review if the home isn’t on sewer. We pull the full permit package, coordinate the inspections, and don’t start structural work until the permit is posted. Call (254) 272-5876 if you want us to walk your lot and confirm what’s needed.
A kitchen or bath remodel in Three Lakes usually runs 6 to 10 weeks from demolition to final inspection. A garage conversion or home addition runs 3 to 6 months depending on structural scope, septic review, and material lead times. We’ll give you a week-by-week calendar in the written scope, so you know when each trade is scheduled and when the punch list happens.
The biggest cost drivers are hidden structural conditions, fixture upgrades, and any septic or setback work the county requires. If demolition opens a floor and we find rotted subfloor or an undersized beam, we write a change order with a specific dollar amount before proceeding. You approve it in writing or we don’t do the work. The price only changes if the scope changes, and you see the number first.
We put a written price in your hands before work starts, and every change order is signed before additional work begins. The 365-Day Done Right Promise backs the finished job for a full year. If a change order arises, you get the price, the reason, and the option to say no. Call (254) 272-5876 to talk through how this works on your project.
We use milestone-based draws tied to completed work: initial deposit, rough-in completion, drywall and finishes, and final inspection. You pay as the job progresses, not all up front, and each draw is documented against the written scope. That keeps the money aligned with what’s actually been built.
Call (254) 272-5876 today for a free estimate and a written scope of work for your Three Lakes project.
Written by Luca Romano, Owner at Sawyer Remodeling, serving Three Lakes since 2005.
