Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Remodeling Company in Three Lakes, FL
Remodeling in Three Lakes, FL runs on a different clock than most of Miami-Dade. Homes here sit on larger lots with older plumbing, flat or low-slope roofs built for hurricane season, and tile work that has to handle real humidity swings. Most full remodels in Three Lakes land between $9,000 and $45,000 depending on scope, and the biggest variable is usually what’s hiding behind the walls. If you’re planning a kitchen, bath, or whole-home project, call Sawyer Remodeling at (254) 272-5876 for a written price before any work begins.
Why Three Lakes Homes Are Different
Three Lakes sits in a pocket of Miami-Dade where homes were mostly built between the late 1960s and early 1990s. That means cast-iron drain lines, original galvanized supply piping, and electrical panels that were sized for a different era. When we open a wall on a bathroom remodel here, we’re rarely surprised to find copper gone green or a shower pan that’s been leaking into the slab for years. It’s not a defect in the house. It’s the age of the housing stock.
The climate is the other force at play. South Florida humidity means we spec cement board behind tile, not drywall. We use Schluter edge trim (the metal strip that waterproofs where your tile meets the floor) as a standard detail, and we pay close attention to exterior flashing and drainage on any project that touches the envelope. Three Lakes also sees real storm wind loads, so any structural change has to meet Miami-Dade code. That’s a stricter bar than most of the country, and it changes framing, fastening, and material choices on even a modest addition.
Permits here move through the county system, and inspections can add days to a schedule. We handle the paperwork and pull permits on every job where code requires them. Homeowners in Three Lakes don’t need to navigate that process alone.
Styles & brands we work with
Our Main Three Lakes Services
Most homeowners in Three Lakes call us for one of three things: a full bathroom gut, a whole-home renovation, or a general contractor to coordinate a larger project across multiple trades. Each service has its own page with pricing and specifics.
General Contractor in Three Lakes
As a general contractor, we run the whole job: permits, scheduling, trades, inspections, and material delivery. In Three Lakes, that often means coordinating with Miami-Dade building officials and keeping sub-trades on track across jobs that touch plumbing, electrical, and structural work at once. The Relay Visibility Guarantee applies here: live arrival times, photo updates before and after each phase, and a written price before we start. For the full scope of what GC work looks like here, see General Contractor in Three Lakes.
Bathroom Remodeling in Three Lakes
Bathrooms in Three Lakes tend to be compact, original to the home, and ready for a full rework rather than a facelift. We handle tub-to-shower conversions, walk-in shower builds, vanity replacement, and full bathroom gut renovations. Water damage from old shower pans and leaking supply lines is common here, so we inspect the subfloor and framing before quoting. Pricing details and what to expect on a Three Lakes bath remodel are on Bathroom Remodeling in Three Lakes.
Home Renovation in Three Lakes
Whole-home renovation in Three Lakes usually means updating a 1970s or 1980s house to current code, current layout, and current materials. That can include kitchen work, bath work, flooring, drywall, paint, exterior repair, and sometimes a garage conversion or addition. We sequence the work so you’re not living in a full construction site longer than necessary. For a breakdown of what full-home renovation costs in Three Lakes and how we stage the job, see Home Renovation in Three Lakes.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
Brands We Service in Three Lakes
We install and service homes built with modular systems from Abodu, Cover, and Dvele. These brands show up in newer Three Lakes builds, and our crews know their panelization, plumbing rough-in points, and finish details. Parts for common repair items are stocked locally or sourced through the manufacturer. You can see the full roster on our brands page.
See the difference
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After
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AfterPricing for Remodeling Company in Three Lakes, FL
| Service | Typical range in Three Lakes |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Small Bathroom Remodel | $5,000 – $12,000 |
| Tub-to-Shower Conversion | $3,500 – $10,000 |
| Walk-In Shower Installation | $4,500 – $12,000 |
| Cabinet Installation | $4,000 – $13,000 |
| Countertop Installation | $2,000 – $6,500 |
| Roof Replacement | $8,000 – $20,000 |
| Impact Window Installation | $8,000 – $25,000 |
| Home Addition | $45,000 – $130,000 |
| Garage Conversion | $30,000 – $80,000 |
| ADU Construction | $90,000 – $220,000 |
What pushes a Three Lakes project higher is usually what we find when we open things up: rotted subfloor under an old shower, cast-iron drain replacement, or a panel that won’t support new circuits. You’ll see those costs in writing before we proceed, never as a surprise on the final invoice. The price we put in writing is the price you approve.
Neighborhoods We Serve in Three Lakes
We work across the Three Lakes area, including the residential pockets near the lakefront and the subdivisions that run toward the county line. Our typical response for an estimate in Three Lakes is within one to two business days, and we schedule the visit at a time that works for you.
- Three Lakes proper
- Lakefront residential streets
- Neighborhoods near the main county roads
- Subdivisions on the northern edge of town
Service Area – Cities Near Three Lakes
Beyond Three Lakes, our crews also cover Miami, FL, Hialeah, FL, Miami Gardens, FL, and Homestead, FL. Scheduling is coordinated through our South Florida office, and local crews serve each area directly.
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 Remodeling Company in Three Lakes
We typically schedule estimates in Three Lakes within one to two business days. The visit is free, and you get a written price before any work starts. Call (254) 272-5876 to book a time that works around your schedule.
Most structural, plumbing, and electrical work in Three Lakes requires a permit through Miami-Dade County. We pull permits on every job where code requires them and schedule the inspections. If your project can be done without a permit, we’ll tell you that too.
Not without your written approval. If we open a wall and find rotted framing or a failed drain line, we document it, show you photos, and give you a written change order. You approve it before we do the extra work. The number on your original invoice is the number you approved.
What happens when you call
- 1A real person answersNo phone trees - talk to a local construction pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Three Lakes Customers Say
"Home renovation with a new layout. Permits and inspections were all tracked online."
- Nolan R."Crew cleaned up each day. Swept and wiped down the work area every evening, which I did not expect."
- Joy B."Quote was itemized and every change was approved in the app."
- Sasha L.
