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 Sunset
A full bathroom remodel in Sunset, FL typically runs $9,000 to $28,000, and most projects take three to six weeks once permits clear. That’s the honest range. The number that matters more is what a bathroom from 1975 costs to bring up to Miami-Dade’s current code once the walls are open. We’ve been doing exactly that work in Sunset long enough to know where the surprises hide, and more importantly, how to price them before they happen. Call (877) 610-1318 and Tom Barrett will walk your house with you, free of charge, before you commit to anything.
Why Barrett & Sons Construction Is Sunset’s Preferred Bathroom Remodeling Company
We’re not a franchise. Tom Barrett founded this company in 1998, his sons run the crews, and his name, address, and license number are published where anyone can look them up before signing. Ask anyone along Kendall Drive or the 33173 corridor about contractors who vanish after rough-in. We’re the ones who answer the phone when you call to check on a permit.
Sunset homeowners call us because we understand what a pre-Andrew CBS ranch actually looks like behind the drywall. The copper’s original. The shower pan’s been weeping into the slab since the Reagan administration. The jalousie window is doing nothing for moisture or wind. We don’t pretend that’s a simple swap. We inspect first, then we scope the job on paper, and every price change along the way arrives as a written change order before work proceeds.
Calls are answered by a live person, day or night, by someone who knows your neighborhood. Not a call center. Not a voicemail box. If something’s not right on a Barrett & Sons job, one call brings Tom back. That’s the 90-Day Done Right Promise, written on every contract we hand a Sunset customer. You can verify our standing before you hire us. We’d invite you to.
Our Bathroom Remodeling Services in Sunset
Full Bathroom Remodeling
A full remodel in Sunset means more than new tile. On homes built between 1965 and 1988, it usually means opening walls and finding corroded copper, undersized framing, and waterproofing that failed years ago. We scope for that reality from day one. Your contract includes inspection allowances, written change orders for anything the county finds, and a fixed scope you can hold in your hand.
Walk-In Showers & Shower Remodeling
Walk-in showers are the single most requested upgrade in Sunset’s older ranch homes, often because the original tub has become unsafe or simply unpleasant. We install NOA-approved waterproofing systems like Schluter, because Miami-Dade’s inspectors won’t accept anything less. A walk-in shower installation in Sunset runs $4,500 to $12,000 depending on size, pan, and what the existing drain line looks like once we expose it.
Tub-to-Shower Conversion
Tub-to-shower conversions in Sunset get complicated fast on slab-on-grade homes. The original drain sits where the new shower wants to be, and the oolitic limestone under the slab doesn’t budge without a jackhammer. We’ve done enough of these to scope the drain-line camera inspection into the job from the start, not as a surprise add-on. A conversion runs $3,500 to $10,000 in Sunset.
Vanities, Tile & Fixtures
Whether you want a new vanity, porcelain tile, or fixtures that don’t drip, we install brands you can look up before we order them. No mystery materials off the back of a van. Vanity installation runs $800 to $3,000. Tile and fixture scope depends on square footage, but you’ll see every allowance on paper before the first tile is cut.
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 Sunset
We stock and install materials that carry active Miami-Dade Notices of Acceptance, because that’s what the inspector is going to look for. When a Sunset job calls for a new shower pan or waterproofing membrane, we order from suppliers who keep current NOA paperwork on file. We also carry hardscape materials from Techo-Bloc and Cambridge Pavers for clients who want a bathroom project paired with an outdoor paver patio, and Quikrete products for slab and threshold work. The point is: we don’t ask you to trust a product because we say so. We tell you what it is, who makes it, and why it passes inspection here and not just in Broward.
Common Bathroom Remodeling Problems We See in Sunset Homes
- Shower pans leaking into the slab, not the subfloor. On CBS slab construction, water doesn’t rot a wooden subfloor right away. It travels through the slab and corrodes the cast-iron drain line. By the time a Sunset homeowner smells it, the fix is a jackhammer, not a patch.
- Tub-to-shower conversion kits without a current Miami-Dade NOA number. A pan that passes inspection fifteen miles north can get red-tagged at rough-in here. The packaging either has the number or the job stops. We check before rough-in.
- Original 1970s copper supply lines corroding behind the walls. Once the drywall comes down on a Sunset ranch, we’ll likely find copper with pinhole leaks waiting to happen. We scope replacement into the contract, and if the inspector finds more, it’s a written change order, not a surprise invoice.
- Jalousie windows in bathrooms that hold moisture and do nothing for wind. These single-pane louvered windows are all over Sunset’s pre-1988 stock. We can replace the bathroom window with an impact-rated unit under the same permit as the remodel.
Pricing for Bathroom Remodeling in Sunset, FL
We don’t give a phone price. We give a written line-item quote after walking the house. Here’s what that quote looks like in Sunset.
| Service | Typical Range in Sunset |
|---|---|
| Bathroom Remodel | $9,000 - $28,000 |
| Small Bathroom Remodel | $5,000 - $12,000 |
| Walk-In Shower Installation | $4,500 - $12,000 |
| Tub-to-Shower Conversion | $3,500 - $10,000 |
| Shower Replacement | $3,000 - $8,500 |
| Bathroom Vanity Installation | $800 - $3,000 |
What moves the number in Sunset: square footage, whether we’re dealing with the original 1970s copper, whether the drain line under the slab needs rerouting through oolitic limestone, and what the county inspector requires once the wall is open. We write allowances for each of these into the contract. An allowance that isn’t on paper is a surprise waiting for a date. Call (877) 610-1318 for a free estimate. And if you already have a written estimate from another contractor, bring it. Tom will give you a free second opinion, apples to apples.
We Also Serve Cities Near Sunset
Our Bathroom Remodeling in Sunset customers often ask if we work in neighboring communities. We do. We regularly serve Olympia Heights, Westwood Lake, Richmond Heights, and Kendale Lakes. Same crew, same permits, same written-change-order process. No trip charge inside the county.
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 - Bathroom Remodeling in Sunset
Once the walls are open on a 1975 Sunset home, the Miami-Dade inspector will require anything touching plumbing, electrical, or waterproofing to meet current HVHZ code. That typically means replacing original copper supply lines if they’re corroded, bringing branch circuit wiring up to code, installing an NOA-approved shower pan or waterproofing system, and addressing any rotted framing or failed structural connections. We inspect for these items before we quote so they’re covered in the initial scope and written allowances, not handed to you as a surprise at rough-in. Call (877) 610-1318 and we’ll walk the house and show you exactly what’s likely to come up.
Sunset is unincorporated Miami-Dade, which means every permit routes through Miami-Dade County’s building department, not a municipal office. The county enforces the HVHZ product-approval list without exception. A waterproofing membrane or impact window that passed in Broward can fail here on the spot if the packaging doesn’t show a current matching Miami-Dade NOA number. Barrett & Sons pulls the permit, schedules the inspection, and stands there while the inspector signs. The permit inspector works for you, not for me. That’s why we like him.
On a slab-on-grade Sunset home, you usually don’t have a wooden subfloor to rot. You have a concrete slab, and a long-term shower leak typically travels into the slab and corrodes the cast-iron drain line instead. On a 1978 CBS ranch off Kendall Drive, our crew opened a bathroom wall to find a shower pan that had been leaking directly into the slab. The change order covered jackhammering the oolitic limestone to reroute the drain, replacing the pan with an NOA-approved Schluter system, and bringing the branch circuit wiring to code before the county inspector’s sign-off. We scope a drain-line camera inspection into every slab-on-grade bathroom remodel in Sunset, because shifting limestone cracks cast-iron pipes. Call (877) 610-1318 for a free estimate that accounts for this before demo day.
We start with the assumption that the original copper supply lines are corroded and the cast-iron drain line under the slab may be cracked from movement in the oolitic limestone. The conversion itself runs $3,500 to $10,000, but we include a drain-line camera scope in the initial scope of work, and we write an allowance for copper replacement into the contract. If the pan you want doesn’t carry a current Miami-Dade NOA number, we tell you before we order it and suggest one that does. No red tags at rough-in. Call (877) 610-1318 to schedule the walk-through.
Yes. We can replace a jalousie bathroom window with a Miami-Dade NOA-approved impact window under the same remodeling permit. The existing opening usually needs minor framing adjustments, and we’ll include that in the written scope along with the window itself. Since Sunset sits in the High Velocity Hurricane Zone, any new opening protection must carry the active NOA number, and we verify that on the packaging before installation. Call (877) 610-1318 for an exact quote.
Call Barrett & Sons Construction for Bathroom Remodeling in Sunset
If you live in the 33173 corridor and you’ve been putting off a bathroom remodel because you’re not sure what’s behind the walls, call us. Tom Barrett will come out, walk the bathroom with you, and tell you what he sees. You’ll get a written line-item estimate, a scope that includes the code upgrades Miami-Dade will actually require, and a 90-Day Done Right Promise written on the contract. Free estimate. Free second opinion on any written estimate from another contractor. Senior and veteran discount honored on every job. Call (877) 610-1318 and ask for Tom.
We do the same honest work for our Bathroom Remodeling clients throughout Miami-Dade, and we’ve been doing it since 1998, with the owner’s sons on-site most days. When you call, a live person answers. Every time.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Sunset, FL since 1998.