Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable Home Renovation Across Ojus
If you’re planning a Home Renovation in Ojus, the first thing to know is that unincorporated Miami-Dade County runs the permit process, not a city hall. That changes who reviews your plans, what product approvals you’ll need, and how long the paperwork takes before a single wall comes down. Our team coordinates with the county’s Department of Regulatory and Economic Resources on every Ojus project, so the permit timeline is built into your calendar from day one, not discovered halfway through. Most Ojus homeowners we talk to underestimate that paperwork step. We don’t. Call us at (254) 272-5876 and we’ll walk you through what your specific project actually requires.
Why Sawyer Remodeling Is Ojus’s Preferred Home Renovation Company
Ojus homeowners keep calling us because we write the price down before work starts and we don’t change it unless you approve a change order in writing. That’s the Relay Visibility Guarantee: a live arrival time, photo updates before and after, and a written price before a single tool gets picked up. Luca Romano runs our Ojus projects and he’s on-site, not in a call center. The 365-Day Done Right Promise backs every job: if it’s not done right, we make it right, in writing, for a full year after close. Homeowners in the 33180 and surrounding Ojus neighborhoods tell us the same thing: the contractor who returns the call is the one who gets the job. Our phones are answered by a live person, 24/7, and that’s not a recorded line.
Styles & brands we work with
Home Renovators in Ojus
Home Renovators in Ojus do more than swap finishes. On a 1960s block east of the Ojus neighborhood near Highland Oaks, our crew gutted a galley kitchen and rebuilt it with KraftMaid cabinetry, a Cambria quartz island top, and a Moen faucet. The 57-inch-wide room forced us to move the rough-in for the sink and run a new 20-amp circuit before the county inspector would sign off. That job closed at $28,000 against a $22,000 initial allowance, with the difference documented in a change order for the electrical and the added island. That’s the kind of thing you only catch if you’ve worked enough Ojus slab homes to know what’s behind the drywall before you open it.
Most Ojus homes were built in the 1950s and 1960s on concrete slabs. The original plumbing and electrical rarely match what the permit drawings assume. A good renovator in Ojus budgets for rough-in corrections up front, not as a surprise.
Kitchen and bath renovations
A full kitchen remodel in Ojus runs $14,000 to $45,000 depending on cabinet line, countertop material, and whether you’re moving plumbing or gas lines. Small kitchens typically land between $9,000 and $20,000. Bathrooms range from $9,000 to $28,000, and a small bath or powder room can be done for $5,000 to $12,000. We quote these as written ranges, not vague ballparks, so you know the band before we ever open a wall.
Additions and garage conversions
Home additions in Ojus start around $45,000 and can reach $130,000 for a full second-story bump-out. Garage conversions run $30,000 to $80,000 depending on whether the existing slab meets current code and what plumbing you’re adding. Both require structural drawings, HVHZ product approvals on windows and roofing, and Miami-Dade County plan review.
Home Improvement Contractors in Ojus
Home Improvement Contractors in Ojus handle the projects that don’t require moving walls but still need to meet Miami-Dade’s High-Velocity Hurricane Zone standards. Impact window installation runs $8,000 to $25,000 depending on opening count and frame material. Roof replacement on an Ojus home typically runs $8,000 to $20,000, and metal roof installation starts around $15,000 and can reach $40,000. These aren’t optional upgrades here. Ojus sits in the HVHZ wind zone, so every exterior product needs an HVHZ approval number on the permit application. We handle that paperwork as part of the job.
Driveways, patios, and fencing
Paver driveway installation in Ojus runs $7,000 to $18,000 depending on square footage and whether you’re doing a full excavation or overlay. Concrete driveways cost $4,500 to $12,000. A paver patio typically comes in between $3,500 and $11,000. Vinyl fence installation runs $3,500 to $9,000, and aluminum fencing $4,000 to $10,000. These are the numbers we’ve quoted and closed on in Ojus over the past several years.
Bath and shower swaps
Walk-in shower installation runs $4,500 to $12,000. Tub-to-shower conversions land between $3,500 and $10,000. Shower replacements alone run $3,000 to $8,500. We use Schluter edge trim, the metal strip that waterproofs where your tile meets the floor, as a standard on curbless entries. Kohler and Toto fixtures are what we typically install unless you specify otherwise.
Trusted Brands We Service in Ojus
We carry and install product lines from Cambria, Kohler, KraftMaid, and Caesarstone because manufacturer backing matters when a product fails three years in and you need a warranty honored, not a shrug. Our Ojus clients also ask about modern prefab options from names like Dvele and Abodu for ADUs and accessory structures. We’ll tell you honestly where a prefab panel makes sense and where stick-built beats it in Ojus, especially with HVHZ wind load requirements. If you want the name-brand route, we order direct and schedule delivery around your permit approval date so nothing sits on a curb.
See the difference
Before
After
Before
After
Before
AfterCommon Home Renovation Problems We See in Ojus Homes
- Skipping permits because “unincorporated” sounds like no jurisdiction. Ojus is unincorporated Miami-Dade County, and the county absolutely has jurisdiction. We see homes where the prior owner did unpermitted work, and it gets flagged at resale. Opening walls for an after-the-fact inspection costs double what the original permit would have.
- Under-budgeting the subfloor and rough-in on 1950s slab homes. Original cast iron drain lines and cloth-wrapped wiring don’t match modern code, and the county inspector will catch it. Allow a contingency line for rough-in corrections before you sign anything.
- Treating allowances as fixed numbers instead of ranges. A KraftMaid cabinet package or a Silestone countertop upgrade is a selection, not an add-on surprise. We write allowances as ranges in the contract so the final number is never a shock.
- HVHZ product approval paperwork stalling the permit. Miami-Dade won’t even review your renovation plan until every exterior product carries a valid Florida Building Code HVHZ approval. If the windows or roof product you picked don’t have one, you’re back to selection and the calendar slips. We pre-check every product before we file.
Pricing for Home Renovation in Ojus, FL
Here’s what we actually quote in Ojus, in writing, before any work starts:
| Project | Ojus Price Range |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Small Kitchen Remodel | $9,000 – $20,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Small Bathroom Remodel | $5,000 – $12,000 |
| Home Addition | $45,000 – $130,000 |
| Garage Conversion | $30,000 – $80,000 |
What moves you within those ranges: the age of your rough-in, the cabinet and countertop allowances you select, whether you’re moving plumbing or gas, and what the county plan reviewer flags. A 1960s Ojus slab home with original cast iron will land higher than a 2005 build with PEX. We give you a written line-item quote, not a verbal range, and the number we agree on is the number on the invoice. Call (254) 272-5876 for a free estimate.
We Also Serve Cities Near Ojus
Sawyer Remodeling serves Home Renovation in Ojus and the surrounding South Florida communities. If you’re in Miami, Hialeah, Miami Gardens, or Homestead, the same written pricing and 365-Day Done Right Promise applies. Dispatch and scheduling are coordinated from our Miami (South FL) office, with crews serving Ojus locally.
Serving Ojus, FL - Our Local Coverage Area
We’re based in the Ojus 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 Ojus
Yes, most Ojus renovations need a permit, and Miami-Dade County’s Department of Regulatory and Economic Resources issues them because Ojus is unincorporated. Exterior products like windows, roofing, and doors must carry Florida Building Code High-Velocity Hurricane Zone product approvals before the county will review your plan. Call (254) 272-5876 and we’ll tell you exactly which permits your job needs.
Plan on eight to twelve weeks from signed contract to final inspection for a full Ojus kitchen remodel. The Miami-Dade permit review adds two to four weeks on its own depending on plan reviewer backlog and whether your products carry HVHZ approvals. We build that timeline into your calendar so you’re not living without a kitchen longer than you planned.
In Ojus, the main cost drivers are the age of your rough-in, whether you’re moving plumbing, and the tile and fixture allowances you select. A 1950s slab home with cast iron drain lines and no waterproofing behind the original tile will always cost more than a newer home where the subfloor is sound. We quote the rough-in work as a separate line item so you see exactly what the slab is costing you. Get an exact number by calling (254) 272-5876.
No. Starting before Miami-Dade County issues the permit risks a stop-work order, double permit fees, and having to open walls for an after-the-fact inspection. We don’t start Ojus jobs until the permit card is posted. The wait is part of the calendar we give you up front.
The only thing that changes the price is a written change order you approve. That includes things we can’t see until we open the wall: rotten subfloor, unpermitted prior work, or a rough-in that doesn’t match the drawings. We document every change with photos, a written line item, and your signature before we proceed. No surprises at the invoice. Call (254) 272-5876 for a free estimate and a written quote.
Written by Luca Romano, Owner at Sawyer Remodeling, serving Ojus and the surrounding South Florida communities since 2005.
