Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable Home Renovation Across Kendale Lakes
Planning a home renovation in Kendale Lakes means dealing with homes built mostly between the late 1960s and the 1980s, and those houses come with specific quirks: plaster-over-block walls, 8-foot ceilings, and drain lines that may be original cast iron. That’s not a problem if your contractor knows what to expect before demolition starts. We do. Sawyer Remodeling has been completing whole-house and kitchen-and-bath renovations in Kendale Lakes for years, and we price the work against what’s actually behind those walls, not a national calculator. Call (254) 272-5876 to get a written price before any work begins, or keep reading to see real Kendale Lakes numbers.
Why Sawyer Remodeling Is Kendale Lakes’s Preferred Home Renovation Company
Our Home Renovation team shows up on time, with a live arrival link sent to your phone before we pull onto your street. That’s The Relay Standard, and it’s how every job runs under Sawyer Remodeling. We’re part of the Relay Home Co. family, founded in 2005, and every project carries the Relay Visibility Guarantee: who’s coming, when they arrive, and what it costs, all confirmed in writing before the first tool comes off the truck.
But what actually matters to a Kendale Lakes homeowner is that we’ve pulled permits off SW 137th Ave, we’ve dealt with the county inspectors who cover the neighborhoods around Kendale Lakes Park, and we know which homes on the original platted lots still have the old build details hiding under drywall. Luca Romano leads our crews, and he’s walked enough of these ranches to know when a wall-open re-pipe is coming before we ever put a hammer to it.
The feedback from Kendale Lakes clients comes back the same way: the written price held, the photo updates kept them informed, and the 365-Day Done Right Promise meant that anything not right got fixed. That’s the whole point.
Styles & brands we work with
Renovation Contractors in Kendale Lakes
Renovation Contractors in Kendale Lakes handle the full scope of a project: demo, framing, rough-in, drywall, tile, finish carpentry, and paint, all coordinated in a sequence that keeps inspections on schedule. You need one when the work touches plumbing, electrical, or structural elements, because pulling a permit and passing inspection is not optional in unincorporated Miami-Dade. A kitchen remodel here typically runs $14,000 – $45,000, and our Bathroom Remodeling in Kendale Lakes lands between $9,000 – $28,000, depending on what’s behind the walls once we open them. That’s the honest range before we get into the specifics below.
Scope And Permits
Any Kendale Lakes renovation that moves a drain line, adds a circuit, or removes a load-bearing wall requires county permits. We pull them, we schedule the inspections, and we don’t close a wall until the inspector signs off. If a homeowner skips that step, the unpermitted work surfaces at resale and becomes a lien or a buyer walkaway. We won’t let that happen on your project.
Materials And Allowances
The single biggest cost driver in Kendale Lakes is finish selections. Stock cabinets and builder-grade tile sit at the bottom of the range; KraftMaid cabinetry, Silestone or Caesarstone tops, and Kohler fixtures move toward the top. We put an allowances figure in writing before work starts, so every upgrade is a planned line item, not a surprise at the draw.
Whole House Renovation in Kendale Lakes
Whole House Renovation in Kendale Lakes means taking a 1970s ranch or two-story plan and reworking the systems that have been in place for fifty years: electrical panels, drain lines, HVAC duct runs, and wall cavities that were never insulated to modern code. The work typically starts with a demolition phase that reveals what the original builders left behind, and the price for that scope in this market generally falls between $45,000 – $130,000 for an addition or a full interior rework. It’s a bigger number than a single-room remodel because it includes the permit set, the rough-in repairs you can’t see until walls open, and the finishes that go back in.
Systems And Rough-In
Older Kendale Lakes homes often have cast-iron drains that can’t be relocated without cracking, and aluminum branch wiring that doesn’t meet current code for new circuits. A whole-house renovation is when we replace those systems wholesale while the walls are open. That’s the difference between a remodel that looks good for two years and one that passes inspection and works for twenty.
The Real Calendar
A whole-house renovation in Kendale Lakes, run properly, takes four to seven months depending on permit turnaround and inspection scheduling with Miami-Dade County. That’s reality, not a marketing promise. We’ll put the sequence in writing at the start, and if an inspection date shifts, you’ll hear it from us before you have to ask.
Trusted Brands We Service in Kendale Lakes
We run KraftMaid and Wellborn cabinetry, Cambria, Silestone, and Caesarstone countertops, and Kohler, Moen, and Grohe fixtures on Kendale Lakes projects regularly. For exterior work, GAF and James Hardie products show up on our roofs and sidings. We keep common hardware and finish samples accessible for quick turnaround on selections, which matters when you’re trying to keep a renovation on schedule. If you’re comparing products from Dvele or Abodu for a prefab ADU direction, we can talk through what those systems require on the ground here and where a site-built scope pencils out cleaner. Name-brand materials with manufacturer backing, installed by our own crews. That’s the standard on every job.
See the difference
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AfterCommon Home Renovation Problems We See in Kendale Lakes Homes
- Original mortar-bed subfloors under old tile. These ranches were built when tile went down over a thick cement bed, not backer board. When we demo a floor, we often find a 1-inch-plus mortar layer that has to be removed and replaced before new tile or hardwood goes in. If nobody planned for it, it’s a change order; if you’re working with us, it’s already in the scope.
- Cast-iron drain lines that can’t be relocated without replacing the run. Relocating a shower valve or vanity drain means cutting into iron pipe that may be rusted thin. On one 1970s ranch off SW 138th Court near Kendale Lakes Park, we had to re-route a bathroom rough-in because the original cast iron couldn’t take the new shower valve position. That’s a planned repair, not a surprise, when the contractor knows the housing stock.
- Plaster-over-block walls with no stud cavity for new plumbing or electrical. Furred-out walls and plaster over masonry block are common here, and they change how we run new lines. Some walls have no real cavity at all, which means surface chases or build-outs, and that’s a line item you need to see before demo starts.
- Aluminum branch wiring from the original build. Homes wired in the late 60s and 70s often have aluminum branch circuits. They’re a fire risk when connected to modern fixtures without proper pigtailing or replacement, and any renovation that touches electrical should address them. We flag it on the walkthrough, not after the walls are open.
Pricing for Home Renovation in Kendale Lakes, FL
Here’s what you can expect to budget for common scopes in Kendale Lakes, based on the work we’ve priced in this market over the past several years:
| Project | Price Range |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Home Addition | $45,000 – $130,000 |
| Garage Conversion | $30,000 – $80,000 |
The spread is wide because these older Kendale Lakes homes vary wildly behind the walls. A kitchen that only needs cabinet boxes, counters, and backsplash sits at the low end. A kitchen that requires a re-pipe, new circuits, and a structural header lands at the top. We give you a written price before any work starts, and that’s the number on your invoice. If the scope changes, you approve the change in writing first. Call (254) 272-5876 to get your exact number.
We Also Serve Cities Near Kendale Lakes
Sawyer Remodeling runs crews across southwest Miami-Dade, so if you’re in Home Renovation in Kendale Lakes and have family or a rental property nearby, we cover Miami, Hialeah, Miami Gardens, and Homestead as well. Scheduling is coordinated from our South FL office, with local crews dispatched to your neighborhood.
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 Home Renovation in Kendale Lakes
Yes, if the work touches plumbing, electrical, or any structural element, which almost every kitchen renovation does. Moving a sink, adding a circuit for new appliances, or removing a wall to open the layout all require county permits and inspection sign-off in Kendale Lakes. Skirting the permit process saves nothing if it surfaces at resale. We pull permits on every job that requires them and don’t close walls until the inspector approves. Call (254) 272-5876 to talk through what your specific scope needs.
Expect four to seven months for a full interior renovation in Kendale Lakes, including demolition, rough-in, inspections, and finish work. The county permit and inspection schedule drives part of that timeline, and lead times on custom cabinetry or specialty tile can add a few weeks. We’ll put a realistic calendar in writing before work starts, and we update it as inspections clear. Call (254) 272-5876 for a timeline on your project.
Three things, mostly: the old mortar-bed subfloors and tile, cast-iron drain lines that need to be cut and replaced to move fixtures, and aluminum wiring that has to be brought to code. We’ve seen a simple kitchen gut become a wall-open re-pipe in less than a day on these late-60s and 70s builds. The way to keep the price from moving mid-project is to choose a contractor who plans for those conditions before they open the first wall, which is exactly what our local Kendale Lakes crew does. Call (254) 272-5876 to talk through what your home is likely holding behind the drywall.
We set an allowances number in writing before work starts. That number reflects the specific finishes you want, and if you select above the allowance, the delta is a planned line item you approve before we order. No change orders materialize out of thin air. The Relay Visibility Guarantee means the invoice matches the approved written price, including any change orders you signed off on. Call (254) 272-5876 for a detailed line-item quote on your renovation.
A renovation contractor specializes in altering existing structures, which means they’re set up for the demo, re-support, re-route, and finish work that older Kendale Lakes homes demand. A general contractor may build new construction but lack the deep familiarity with what happens when you open a 1970s block-and-plaster wall. For a home renovation in this area, you want a team that knows the local housing stock and carries the permits and inspection discipline to match. That’s what Sawyer Remodeling brings to every Kendale Lakes job, priced in writing before work starts. Call (254) 272-5876 for a free estimate.
Written by Luca Romano, Owner at Sawyer Remodeling, serving Kendale Lakes and southwest Miami-Dade.
