Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable Home Renovation Across Sunset
Home renovation in Sunset, FL typically costs between $9,000 and $45,000 depending on whether you’re updating a small bathroom or redoing an entire kitchen, and most projects wrap up within 4 to 8 weeks once permits clear. Sawyer Remodeling has been running renovation work in this part of Miami-Dade since 2005, and we know exactly what Sunset’s block construction means for your scope of work. If you’re planning a kitchen, bathroom, or whole-home project, call (254) 272-5876 and Luca Romano will walk you through what it’ll actually take.
Most homes in Sunset were built between the 1950s and the 1970s, which means concrete block walls, coral-rock masonry, and very few wood-framed cavities for running new plumbing or electrical. That changes how we scope, price, and sequence your remodel from day one. Our crews work Sunset neighborhoods off Sunset Drive, SW 72nd Street, and the blocks around the Palmetto Expressway every week, so we’re not figuring out your house type for the first time when we walk in.
Why Sawyer Remodeling Is Sunset’s Preferred Home Renovation Company
Sunset homeowners call us because we put the price in writing before a single tool gets picked up. No verbal allowances that blow up later. No phone tag. When you book with Sawyer Remodeling, you get live arrival-time tracking, before-and-after photo updates on every phase, and a digital invoice you pay from a link. That’s The Relay Standard, and it’s been the way we’ve run jobs since 2005.
Our background-checked, uniformed technicians are the same crew you’ll see from demo day to the final walkthrough. Luca Romano, who leads the company as part of the Relay Home Co. family, oversees every Sunset project personally. Customers near SW 88th Street and Coral Way consistently tell us the thing that set us apart wasn’t the hammer work. It was knowing exactly who was coming, when they’d arrive, and what the final number would be before we ever opened a wall.
We also answer the phone. A live person, 24/7. When your kitchen is down to bare block and you have a question, you call (254) 272-5876 and talk to a human, not a voicemail loop. That matters more than most people realize until they’re in the middle of a remodel.
Styles & brands we work with
Home Renovation Contractors in Sunset
Home Renovation Contractors in Sunset handle everything from kitchen gut jobs to full additions, and the difference between a good one and a bad one usually shows up in the paperwork, not the tile work. A licensed general contractor runs the permit, schedules the inspections, and carries the liability if the framing doesn’t pass. In Sunset specifically, that paperwork is half the job, because Miami-Dade’s building code treats block construction and coastal wind load seriously.
We handle the full scope: demo, rough-in, drywall, waterproofing, tile, cabinetry, countertops, fixtures, paint, and final inspection sign-off. A small kitchen remodel in Sunset runs $9,000 to $20,000. A full kitchen is $14,000 to $45,000. A bathroom lands between $9,000 and $28,000. Those are real numbers, and we’d rather you know them before you call.
Scoping a Sunset block home before you sign
In a wood-frame house, you can usually poke a hole and know what’s inside the wall. In Sunset, the wall itself is the structure. Most of the homes we open up are concrete block or coral-rock masonry with no stud cavity at all. That means running new electrical or plumbing isn’t a matter of fishing wire. It means furring out walls, surface-mounting runs, or re-routing through floors and ceilings. We always open a small exploratory section before we finalize a written scope, because what we find there determines the real price. No surprises later, because we looked first.
Kitchen remodels on Sunset’s 1950s and 1960s slabs
A lot of Sunset kitchens sit on slab-on-grade construction, which means no crawlspace and no easy access to drain lines. Moving a sink more than a few feet from its current location gets expensive fast. The same goes for adding a pot filler or island plumbing. We’ll tell you that on the first walkthrough, and the line-item estimate reflects it. That’s what a Home Renovation contractor with local experience is for.
Home Renovators in Sunset
Home Renovators in Sunset who do this work well look at the house before they look at the catalog. The 1960s block rancher near Sunset Park has different bones than the newer stucco homes closer to Westchester. That determines where we can open walls, how we route plumbing, and whether your floor plan change is a $4,000 adjustment or a $40,000 structural problem. We map that out before you ever pick a backsplash tile.
Our renovation crews coordinate with Miami-Dade permit reviewers, schedule inspections, and keep the digital paper trail current. You get photo updates on a timeline you can check from your phone. No wondering whether someone showed up at the house. No driving home at lunch to check on progress. The Relay Visibility Guarantee means live arrival time, documented progress, and a written price that doesn’t drift.
Bathroom remodels with real waterproofing
Sunset’s humidity and hurricane season mean our Bathroom Remodeling in Sunset has to be waterproofed properly, not just quickly. We use Schluter edge trim, the metal strip that transitions your tile to the floor at the curb line. We build the pan correctly. We flood-test before tile goes down. A small bathroom remodel in Sunset runs $5,000 to $12,000. A walk-in shower replacement is $3,000 to $8,500. The waterproofing is never the line item to cut.
The change order that doesn’t bait you
Any honest renovation contract has a process for what happens when the wall open reveals something no one could see. On a block home off Sunset Drive, our crew opened the wall between the kitchen and a utility room and found coral-rock masonry with no stud cavity. We furred out the wall and re-routed the rough-in before setting KraftMaid cabinets, a Silestone countertop, and a Blanco sink. The change order was priced and signed before any demo continued. The framing and electrical passed inspection on the first walk-through. The punch list closed the week after countertop install. That’s how a real Sunset renovation should go.
Trusted Brands We Service in Sunset
We don’t install mystery materials. Our Sunset clients select from name-brand product lines with real manufacturer backing: KraftMaid and Wellborn cabinetry, Cambria, Silestone, and Caesarstone countertops, Kohler and Toto fixtures, and James Hardie siding where it applies. We stock common installation parts for these products locally, so a missing bracket or trim piece doesn’t stall your project for a week. For block homes, we also spec products like Sakrete masonry mixes when we’re patching or reframing around concrete walls. You choose from proven brands, not whatever the supply house had on the truck that morning.
See the difference
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After
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After
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AfterCommon Home Renovation Problems We See in Sunset Homes
- Concrete-block walls with no stud cavity. In most Sunset homes built from the 1950s through the 1970s, interior walls are concrete block or coral-rock masonry. Running new plumbing and electrical means furring out walls or routing through floors and ceilings, which adds labor and material cost that a wood-frame house would never have.
- Cast-iron drain lines past their service life. Many original Sunset homes still have cast-iron waste pipes under the slab. When we open a bathroom floor, we often find rusted or cracked sections that need replacement before any new tile goes down. That’s a legitimate change order, but we’ll show you the cracked section before we add a dollar.
- Verbal allowance drift. A homeowner picks KraftMaid cabinets or Cambria quartz thinking the allowance in the contract covers it. Then the invoice shows the difference. We write allowances as fixed, named line items with the brand and product specified before you sign. If you pick a better line, the change order is written and approved before we order anything.
- Undersized electrical panels. Sunset’s original 1960s homes were built for a different load than a modern kitchen with induction, double ovens, and an island full of outlets. We check panel capacity during the exploratory phase. Adding a subpanel or a service upgrade is far cheaper to plan for than to discover after drywall is up.
Pricing for Home Renovation in Sunset, FL
Here’s what you should expect to pay in Sunset as of this year. These are written-scope numbers, not allowances that drift.
| Project Type | Sunset Price Range |
|---|---|
| Small Kitchen Remodel | $9,000 – $20,000 |
| Kitchen Remodel | $14,000 – $45,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Small Bathroom Remodel | $5,000 – $12,000 |
| Cabinet Installation | $4,000 – $13,000 |
| Countertop Installation | $2,000 – $6,500 |
| Shower Replacement | $3,000 – $8,500 |
| Home Addition | $45,000 – $130,000 |
What moves the number? Wall construction matters more than most people expect. A kitchen remodel in a 1960s block rancher off SW 72nd Street where every wall is concrete will run higher than the same layout in a wood-frame home. Moving plumbing on a slab also costs more than on a raised foundation. We give you a written price before any work starts, and if an exploratory opening reveals something structural, the change order is priced and signed before we keep cutting. That’s the whole point of the written scope. Call (254) 272-5876 and Luca will schedule a free estimate at your Sunset property.
We Also Serve Cities Near Sunset
Sawyer Remodeling crews serve Sunset and the surrounding communities, including Miami, Hialeah, Miami Gardens, and Homestead. If you’re a few blocks outside Sunset proper and planning a kitchen or bathroom renovation, give us a call. We’ll confirm our Home Renovation in Sunset service area and get a walkthrough on the calendar fast.
Serving Sunset, FL - Our Local Coverage Area
We’re based in the Sunset 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 Sunset
Yes, nearly every kitchen or bathroom remodel in Sunset requires a Miami-Dade County building permit, especially any work touching plumbing, electrical, structural walls, or waterproofing. We pull permits, schedule inspections, and close the file with final sign-off before we call the job done. Unpermitted work also bites you at resale. Call (254) 272-5876 and we’ll tell you exactly which permits your project triggers.
A Sunset bathroom remodel usually runs 3 to 5 weeks from permit approval to final inspection. A kitchen is more like 5 to 8 weeks. Block construction adds time when we have to fur out walls or re-route plumbing through a slab. We give you a schedule with the written scope, and update it with photo evidence as each phase closes.
Wall construction, slab access, drain line condition, and product selection. A concrete-block wall with no cavity drives up labor for electrical and plumbing. A cast-iron drain that’s cracked under the slab is a replacement line item. Choosing Cambria quartz over a stock laminate top moves the countertop number. We show all of it as line items before you sign. Call (254) 272-5876 for a free written estimate at your Sunset home.
Not with certainty, and anyone who says otherwise is guessing. We open a small exploratory section before finalizing the written scope, especially on Sunset’s block homes where interior walls can be concrete masonry or coral rock. That opening tells us if the wall is load-bearing, what’s inside it, and what it’ll take to change it. The change order, if one’s needed, is priced and signed before demo continues.
An allowance is an estimated dollar amount for a product selection you haven’t final yet, like cabinets or stone. A change order is a written amendment to the contract when the actual selection or site condition differs from what was priced. In Sunset, verbal allowances have burned a lot of homeowners when KraftMaid or Cambria selections exceed the allowance line. We write allowances as named brand lines with real numbers, and every change order gets signed by you before anything is ordered or built.
Ready to get a real number for your Sunset renovation? Call (254) 272-5876 and ask for Luca Romano. We’ll walk your home, talk through the scope, and put the price in writing before any tool gets picked up.
Written by Luca Romano, Owner at Sawyer Remodeling, serving Sunset, FL since 2005.
