Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable Home Renovation Across Three Lakes
Home renovation in Three Lakes means something specific here. Most of the homes in this neighborhood were built between 1985 and 1995, and they’re CBS block construction, which is great for hurricanes and rough on remodelers who discover original cast-iron drain lines and shallow subfloors once the drywall comes down. We scope that work differently. Our Home Renovation team walks every job with the wall cavities in mind, not just the finishes. If you’re planning a kitchen, bathroom, or whole-house project anywhere in Three Lakes, call (254) 272-5876 and we’ll put a written price in your hands before any tool comes off the truck.
Why Sawyer Remodeling Is Three Lakes’s Preferred Home Renovation Company
Luca Romano runs our Three Lakes projects with a simple rule: the number you approve is the number you pay. That’s not a slogan. Every job starts with a written line-item quote, and any change order gets its own written approval before work moves. We don’t swap fixtures mid-project and hand you a surprise at the invoice.
Our crews know the Three Lakes housing stock. We’ve opened enough 1990s kitchens here to know that a load-bearing header hiding behind a soffit isn’t always sized for today’s open-concept spans. We check before we quote, not after we demo. The Relay Visibility Guarantee covers every job: a live arrival time, photo updates before and after, and a digital invoice you pay from a link. No phone tag, no four-hour windows, no ghosting between visits.
Styles & brands we work with
Renovation Contractors in Three Lakes
Renovation contractors in Three Lakes should be quoting you in line items, not lump sums. A lump sum hides what you’re actually paying for. We break out demolition, rough-in, tile, cabinetry, countertops, fixtures, and finish work so you can see where your money goes and make choices before they become change orders.
Kitchen and Bath Scoping
A kitchen remodel in Three Lakes typically runs $14,000 to $45,000 depending on cabinet grade, countertop material, and whether we’re moving plumbing or gas lines. A bathroom remodel lands between $9,000 and $28,000. We’ll tell you which end of the range your project sits at before you sign anything.
Permit and Inspection Reality
Most structural changes in Three Lakes require a permit through Miami-Dade County, and that includes moving or altering load-bearing walls, re-plumbing rough-in, or adding square footage. We pull the permits, schedule the inspections, and keep a documented record of every sign-off. You shouldn’t have to chase a building department.
Whole House Renovation in Three Lakes
Whole house renovation in Three Lakes is rarely just cosmetic. The 1980s and 1990s CBS block homes between the Turnpike and the airport were built well but to an older code. Original electrical panels, galvanized or cast-iron plumbing, and shallow floor joists are common. A full renovation here means opening walls to update rough-in and headers before anyone picks a paint color.
Behind the Walls First
We recently renovated a 1990s home in the Three Lakes area where the kitchen had good bones but original cast-iron drain lines and a shallow subfloor that flexed under the new island. Our crew re-plumbed the rough-in, sistered the joists, and built the island on a properly blocked subfloor before setting KraftMaid cabinets and a Cambria top. The homeowner’s punch list closed in a single walkthrough because every allowance and change order was documented in writing from day one.
Phasing and Calendar
A whole-house renovation in Three Lakes typically spans three to six months depending on scope, permit revisions, and material lead times. We front-load the schedule with demolition, rough-in, and structural work. Finishes come last. You’ll get photo updates at every phase, so you’re never wondering what happened this week.
Trusted Brands We Service in Three Lakes
We install and service material from manufacturers homeowners actually ask for by name: Cambria and Caesarstone countertops, Kohler and Toto fixtures, KraftMaid and Wellborn cabinetry. For Three Lakes customers, we coordinate material delivery around your project schedule so nothing sits in a driveway for two weeks. If you’re considering a specific brand or product line, tell us at the estimate and we’ll price it into the quote from the start.
See the difference
Before
After
Before
After
Before
AfterCommon Home Renovation Problems We See in Three Lakes Homes
- Cast-iron and galvanized drain lines. Original 1980s plumbing in Three Lakes homes is often at the end of its service life. Once we open a wall, a corroded stack or a weeping joint can turn a cosmetic bathroom update into a rough-in replacement.
- Shallow subfloors under kitchen islands. Many 1990s CBS block homes here were framed with 2×8 joists on wider spans. A heavy island with a stone top needs blocking or sistering before the cabinets go in.
- Undersized load-bearing headers. Open-concept remodels expose headers that were sized for a doorway, not a 12-foot opening. We catch this during the walkthrough, not after the drywall is down.
- Electrical panels at capacity. Homes from this era often have 100-amp or 150-amp panels. Adding a kitchen island with outlets, a new range, and under-cabinet lighting can push past the panel’s rating.
Pricing for Home Renovation in Three Lakes, FL
Here’s what real projects cost in Three Lakes right now. These are the numbers we quote from, not a teaser to get you on the phone.
| Project | Typical Three Lakes Range |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Small Kitchen Remodel | $9,000 – $20,000 |
| Cabinet Installation | $4,000 – $13,000 |
| Countertop Installation | $2,000 – $6,500 |
| Bathroom Remodel | $9,000 – $28,000 |
| Walk-In Shower Installation | $4,500 – $12,000 |
| Home Addition | $45,000 – $130,000 |
What moves the number: moving plumbing or gas lines, structural changes, material grade, and permit requirements that surface during the walkthrough. We itemize all of it. Call (254) 272-5876 for a free estimate with a written price before any work begins.
We Also Serve Cities Near Three Lakes
Sawyer Remodeling handles renovation projects across south Miami-Dade. If you’re in Miami, Hialeah, Miami Gardens, or Homestead, we bring the same written-price guarantee and the same local crews. Learn more about Home Renovation in Three Lakes or call (254) 272-5876 to schedule a walkthrough.
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 Home Renovation in Three Lakes
Yes, most kitchen and bathroom remodels in Three Lakes require a Miami-Dade County permit, especially if you’re moving plumbing, altering electrical, or changing any load-bearing structure. We pull the permits and schedule inspections as part of the project. Call (254) 272-5876 and we’ll tell you exactly what your scope requires.
A whole-house renovation in Three Lakes typically takes three to six months from permit approval to final inspection, depending on structural work, material lead times, and how many change orders move through the calendar. We front-load the schedule and send photo updates at every phase.
Kitchens run $14,000 to $45,000, bathrooms $9,000 to $28,000, and a walk-in shower $4,500 to $12,000. Home additions start around $45,000 and can reach $130,000 depending on square footage and site conditions. Your written quote locks the number before work starts. Call (254) 272-5876 for an exact price.
An approved change order changes the price. That’s it. If you upgrade a fixture, change a cabinet line, or we discover a hidden structural issue after demo, you get a written change order with the new cost before the work proceeds. Nothing is added to your invoice that you didn’t approve in writing.
Payments are tied to project milestones, not a handshake schedule. You pay a deposit to schedule, then progress payments release as we hit defined phases: demo, rough-in, inspection sign-offs, and final walkthrough. Every payment is documented, and you receive a digital invoice you can pay from your phone.
Planning a renovation in Three Lakes? Call (254) 272-5876 and we’ll walk your home, scope the work, and hand you a written price. No pressure, no vague allowances, no surprises at the invoice.
Written by Luca Romano, Owner at Sawyer Remodeling, serving Three Lakes, FL.
