Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterFast, Reliable Bathroom Remodeling Across Kendall West
A full bathroom remodel in Kendall West typically runs $9,000 to $28,000, with most projects landing between $12,000 and $18,000 when you’re replacing a tub, vanity, tile, and fixtures in a standard CBS home. The job usually takes three to five weeks once permits clear Miami-Dade review, which is a step you should never skip in this part of the county. If you’re standing in a master bath that hasn’t been touched since the Clinton administration, give us a call at (877) 610-1318 and we’ll walk the space with you before you spend a dime.
Barrett & Sons Construction has been fixing and rebuilding homes across the 33193 corridor long enough to know what’s behind the walls on SW 8th Street and SW 26th Street before the first tile comes up. We’re the crew your neighbors call when a bathroom stops working and starts leaking into the slab.
Why Barrett & Sons Construction Is Kendall West’s Preferred Bathroom Remodeling Company
Tom Barrett started this company in 1998, and his sons still run the crews you’ll see in your Kendall West Driveway & Pavers project or any other job site. That means something specific in Kendall West, where word travels fast between Country Walk and The Hammocks. When a neighbor gets a bathroom done right, you hear about it at the school pickup line. When a contractor ghosts a job on SW 127th Avenue, you hear about that even faster.
We publish Tom’s name, address, and license number on every contract, and any homeowner in Kendall West can look those up before signing anything. No mystery LLCs, no out-of-state call center routing your questions. A live person answers our phone 24/7, and that person knows where Kendall West is because we’ve pulled permits here longer than most of our competitors have existed. The local building department handles things differently out here near the Everglades fringe than they do closer to Coral Gables, and a contractor who doesn’t know that wastes your time and money. We know it.
Every Bathroom Remodeling job we take in Kendall West includes written change orders before any scope changes, permits pulled and inspections signed on every eligible job, and our 90-Day Done Right Promise in writing. If something’s not right when the tile guy leaves, one call brings Tom back. No argument, no invoice.
Our Bathroom Remodeling Services in Kendall West
Full Bathroom Remodeling
This is the full gut-and-rebuild: plumbing reconfiguration, waterproofing, tile, vanity, counters, lighting, and ventilation. In Kendall West homes built before the post-Andrew code overhaul, we routinely find cast-iron drain lines that have been quietly corroding for 35 years. We replace them while the walls are open rather than tiling over a problem that’ll cost triple to fix later. Full remodels in this area start around $9,000 for a modest hall bath and climb to $28,000 for a master bath with a walk-in shower, freestanding tub, and heated floor.
Walk-In Showers & Shower Remodeling
A walk-in shower replacement in Kendall West runs $4,500 to $12,000 depending on size, glass, and whether we’re rebuilding a damaged pan. Given the high water table and the oolitic limestone under the slab, any shower recess that wasn’t waterproofed correctly leaks into places you can’t see until the baseboards on the other side of the wall start to swell. We waterproof with Schluter systems as a standard, because the last thing any homeowner out here needs is mold thriving in Miami-Dade humidity inside a wall cavity.
Tub-to-Shower Conversion
Converting a tub to a walk-in shower makes sense for a lot of Kendall West homeowners between 50 and 70 who plan to stay in these one-story CBS homes rather than move. Expect $3,500 to $10,000. The challenge in this specific neighborhood is that 1980s-era tub alcoves are often a half-inch out of square, and the slab below them has settled over the decades. We level and re-flash everything before the first piece of tile lands, then we install a low-threshold pan that doesn’t require stepping over a four-inch lip to get in.
Vanities, Tile & Fixtures
Vanity installation in Kendall West runs $800 to $3,000, and you’d be surprised how often a “simple swap” reveals a supply line that’s been leaking behind the cabinet since the home was built in 1989. We inspect everything while the old vanity is out, then we install your new one with proper shut-offs and a bowl that doesn’t require a plunge after every shower. Grohe and Sterling fixtures are the brands we stock most often for this area because they hold up under South Florida’s hard water and humidity.
What happens when you call
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A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Kendall West
For tile and waterproofing work, we carry Schluter products, which inspectors out here know by name. For fixtures, we install a lot of Grohe and Sterling – parts you can look up online and verify against what the estimate says. We don’t roll up to your Kendall West home with mystery-brand fixtures off a truck. If a material can’t show a Miami-Dade NOA number when the inspector asks, we won’t put it in your house. That saves you the headache of a permit rejection that most out-of-county contractors wouldn’t see coming until the job was already two weeks behind schedule.
Common Bathroom Remodeling Problems We See in Kendall West Homes
These show up on nearly every job we bid in the 33193 area, and they’re specific to the housing stock and ground conditions out here:
- Slab moisture and tile failure. Kendall West sits on flat oolitic limestone with a water table close to the surface. When the slab wicks moisture, tile grout fails from underneath, not from the top. If you don’t fix the moisture path first, your new tile will crack within a couple of years.
- Pre-Andrew cast-iron and galvanized plumbing. Homes built before August 1992 often have drain and supply lines that are actively failing. We see pinhole leaks in copper supply lines and rusted-through cast-iron drain stacks in the older sections near Country Walk all the time.
- Undersized exhaust ventilation. Bathrooms built in the late 1980s often have a fan that moves maybe 50 CFM, which can’t handle Miami-Dade humidity. Without proper ventilation, new paint and grout fail prematurely. We size and install fans correctly on every remodel.
- Improper shower pan construction. The old tile-over-drywall and hot-mop pans from the 1990s era are almost always leaking behind the wall by now. In Kendall West’s humidity, that leak becomes mold and rot faster than in a drier climate. We demo to the studs and rebuild with modern waterproofing.
Pricing for Bathroom Remodeling in Kendall West, FL
We quote Kendall West jobs with real numbers because you should know what you’re walking into before anyone swings a hammer. A small hall bath remodel with builder-grade fixtures runs $5,000 to $12,000. A full master bath with a custom walk-in shower, frameless glass, tile to the ceiling, and a new vanity runs $12,000 to $28,000. Bathtub replacement alone is $3,000 to $8,500. Shower replacement is $3,000 to $8,500. These ranges include labor, permits pulled and inspections signed, and written change orders if anything changes scope once we’re inside the walls.
What moves the number most is waterproofing scope, tile choice, and whether we’re relocating plumbing lines. When we open a 1989-vintage Kendall West wall and find a corroded cast-iron vent stack, the fix is a change order in writing before we touch it. Not a surprise on the final invoice. Every estimate is free, and we’ll put every allowance and every line item on paper so you can compare it against any other contractor’s bid. Call (877) 610-1318 to schedule a walkthrough.
We Also Serve Cities Near Kendall West
If you’re in Kendale Lakes, Country Walk, The Hammocks, or The Crossings, we handle Bathroom Remodeling in Kendall West and the surrounding western Miami-Dade communities every week. The same crew, the same written pricing, the same 90-Day Done Right Promise. Most of our jobs within a few miles of SW 117th Avenue and SW 104th Street get scheduled within the month, depending on permit review times at the county level.
While we’re in your home, if you notice water stains on the ceiling from a failing roof, ask us about Roofing in Kendall West. And if humidity has warped the bathroom window frame beyond repair, we also handle Windows & Doors in Kendall West. One contract, one Tom Barrett, one company accountable for the whole job.
Serving Kendall West, FL - Our Local Coverage Area
We’re based in the Kendall West area and know this community well, from Fence Installation in Kendall West to full home rebuilds. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs - Bathroom Remodeling in Kendall West
A bathroom remodel in Kendall West runs $9,000 to $28,000 for a full project, with small baths starting around $5,000 and walk-in shower installations between $4,500 and $12,000. The number moves with tile, fixture, and waterproofing scope. For an exact line-item quote in your home, call (877) 610-1318.
Yes, we pull permits and schedule inspections on every eligible Kendall West job. Miami-Dade’s NOA product-approval system is strict, and the inspector out here will reject materials that a statewide approval won’t cover. We know which products pass before we install them, so you don’t sit with a stopped job waiting on a re-submission.
Yes, we work across the 33193 ZIP code including the areas around SW 137th Avenue, SW 8th Street, and the subdivisions near the Everglades buffer. Whether you’re in the older homes near Kendall Drive or the newer builds on the western edge, we know the ground conditions and the building codes that apply.
Most full remodels take three to five weeks after permits clear Miami-Dade review. Permit turnaround varies by season and the specific scope. If we’re moving plumbing or upgrading wind-load connections on a pre-Andrew structure, the inspection schedule adds a few days. We’ll give you a written timeline before we start, and we update it in writing if anything changes.
Every job we complete comes with our 90-Day Done Right Promise in writing. One call brings Tom Barrett back to make it right, no invoice, no runaround. On top of that, the brands we install carry their own warranties. Call (877) 610-1318 with any questions about what’s covered on your specific project.
Get Your Free Estimate in Kendall West
If you’re ready to stop living with a bathroom that looks and works like it’s stuck in 1992, we’ll come out and give you a straight answer. Tom Barrett and his sons will walk your home, show you what’s inside the walls, and hand you a written estimate with every allowance, every scope item, and every permit fee spelled out. No phone-price games. No surprise invoice. That’s been our rule since 1998, and it’s why homeowners in Kendall West keep our number in their phones. Call (877) 610-1318 today and ask for Tom. A live person answers, day or night.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Kendall West and western Miami-Dade County.