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 Three Lakes
Bathroom remodeling in Three Lakes typically runs $9,000 to $28,000 for a full remodel, with a walk-in shower installation falling between $4,500 and $12,000. Most of the homes we see in Three Lakes were built in the late 1980s and early 1990s, and quite a few still have their original bathrooms, which means the work involves more than swapping fixtures. It usually means opening walls, correcting waterproofing that gave up years ago, and making sure everything meets Miami-Dade’s hurricane codes. We have crew members working in Three Lakes most weeks, and a live person answers our phone at (877) 610-1318 whenever you call. If you want a real number for your specific bathroom, call us and we will walk the job with you before any quote goes to paper.
Why Barrett & Sons Construction Is Three Lakes’s Preferred Bathroom Remodeling Company
Tom Barrett started Barrett & Sons in 1998, and the “Sons” part is not marketing. His sons run crews, manage material orders, and answer to the same name on the truck. When we take a job in Three Lakes, one of them is usually standing in the driveway at some point during the project. That matters to folks in Three Lakes who have already been through the national-contractor routine: a salesperson quotes a number, a different crew shows up, and the final bill looks nothing like the first conversation.
Our approach is simpler. Every scope and every allowance goes into writing before work begins. Every price change comes to you as a written change order, approved by you, before we touch it. We pull permits on every eligible job and we like the inspection process: the inspector works for you, not for us. Look up our license number yourself if you want, the same way neighbors in Three Lakes have done for years. Tom publishes his name, his address, and his license number because if something is not right, he wants to hear about it. He lives close enough to come back and make it right under our written 90-Day Done Right Promise.
Our Bathroom Remodeling Services in Three Lakes
Most of the bathrooms we tackle in Three Lakes fall into a few clear categories. Here is what we actually see when we walk these homes.
Walk-In Showers & Shower Remodeling
Walk-in shower installation in Three Lakes runs $4,500 to $12,000 depending on whether we are converting an existing tub footprint or rebuilding a larger stall. The critical piece in this part of Miami-Dade is waterproofing. A 1990s shower in a CBS home was often built with methods that do not meet current codes, and once we open the walls we commonly find moisture damage behind tile that looked fine from the outside. We rebuild the pan with modern membrane systems, anchor framing to concrete block with Tapcons or wedge anchors, and install what you want from there. If you are looking for a Bathroom Remodeling team that does this work weekly, you have found us.
Tub-to-Shower Conversion
A tub-to-shower conversion in Three Lakes costs $3,500 to $10,000, and it is one of the most practical upgrades we do for homeowners who want easier access as they get older. We remove the tub, repair any subfloor damage we find beneath it, re-route the drain, and set a properly sloped shower pan in its place. The catch in Three Lakes, and we tell you this up front, is that moving a drain line can mean excavation, and the water table sits only 2 to 4 feet below grade in the summer. We plan for dewatering before we cut anything. If you want a walk-in shower but have never done a remodel before, this is usually the most straightforward path to get there.
Bathroom Vanity Installation
Vanity installation in Three Lakes runs $800 to $3,000 for most jobs, and the range reflects what we find behind the old cabinet. Those 1990s CBS walls are not wood-framed like homes further north, so we anchor vanities with fasteners rated for concrete block rather than the drywall screws some contractors use. We also see a lot of original shut-off valves that are corroded from the mineral-heavy water in this area, and we replace them while the vanity is out instead of leaving a failure waiting behind your new cabinet.
Tile & Fixtures
Tile work in a Three Lakes bathroom brings its own local wrinkles. The humidity near the Everglades edge means grout and thinset choices matter more than they would in a drier county. We use moisture-resistant board behind tile in wet areas, set fixtures with the right backing, and we handle the Miami-Dade product approval requirements if any exterior wall or window is part of the scope. That detail alone filters out contractors who have never worked in this regulatory environment.
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 Three Lakes
We install Simonton windows and doors on any bathroom project that touches an exterior opening, and we use Ply Gem and PGT products regularly where impact-rated glazing is required. These are brands with current Miami-Dade NOA numbers, which means your inspection does not stall waiting for a re-order. We keep common parts and replacement components on our trucks for Three Lakes jobs, so a broken drain assembly or the wrong trim kit does not put your project on hold for a week.
Common Bathroom Remodeling Problems We See in Three Lakes Homes
The bathrooms in Three Lakes share a construction era and a climate, and that combo produces repeatable problems. Here is what turns up most often:
- Anchoring failures on CBS walls. Standard drywall screws and plastic anchors pull out of concrete block within months. We use Tapcons or wedge anchors rated for the substrate, which is why our quotes include a wall anchoring line that some other bids conveniently leave out.
- Original waterproofing that quit years ago. The late-1980s and early-1990s builds in this part of Miami-Dade used waterproofing methods that do not hold up in this humidity. We often find rotted subfloors and swollen framing under tubs and shower pans that looked perfectly fine from the bathroom side.
- Corroded copper supply lines. The oolitic limestone under Three Lakes puts a lot of mineral content into the water, and the original copper from the early 1990s is frequently pitted by now. We replace it with PEX during remodels because opening a wall and leaving 30-year-old copper in place is a missed opportunity.
- High water table surprises during drain relocation. Moving a toilet, shower drain, or tub drain in Three Lakes means digging into a limestone shelf with the water table 2 to 4 feet down in summer. Contractors who skip the dewatering plan end up with a flooded slab hole and a very unhappy homeowner.
Pricing for Bathroom Remodeling in Three Lakes, FL
A full Bathroom Remodeling in Three Lakes project runs $9,000 to $28,000. That range reflects what we find inside the walls, not some vague national average. Here are the line-item ranges we use for this area:
| Service | Typical Three Lakes Range |
|---|---|
| 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 |
| Bathroom Vanity Installation | $800 - $3,000 |
What moves the number is what we discover once walls come open: failed waterproofing, rotted subfloor, corroded piping, or the need to bring old framing up to current code. We handle this by writing allowances into the contract up front, and any overage comes to you as a written change order before we proceed. Call (877) 610-1318 to get a line-item estimate. Estimates are free.
We Also Serve Cities Near Three Lakes
We work regularly in Three Lakes and the surrounding neighborhoods, including The Crossings, Country Walk, The Hammocks, and Kendale Lakes. If you are just outside the immediate Three Lakes area, call us and we will tell you straight whether we can get a crew to you. Chances are good the answer is yes.
Serving Three Lakes, FL - Our Local Coverage Area
We’re based in the Three Lakes area and know this community well, from Three Lakes Windows & Doors to full remodels. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs - Bathroom Remodeling in Three Lakes
Because your walls are concrete block, not wood framing. In Three Lakes, the typical late-1980s and 1990s home is CBS construction, and anything attached to those walls, from vanities to grab bars to shower framing, needs fasteners rated for concrete, like Tapcons or wedge anchors. The contractors who left that line off either do not know the local construction type or they plan to use drywall screws and hope you do not notice when things start pulling out. We write it explicitly because you deserve to know what you are paying for. Call (877) 610-1318 and we will walk you through any quote line by line.
Yes. In Miami-Dade County, a tub-to-shower conversion that touches plumbing, drainage, or framing requires a permit, and the inspection must be signed before the walls are closed. Some contractors tell homeowners permits are optional. They are not. The inspector works for you, not for us, and that check protects you from buying a shower that leaks into your slab. We pull the permit and handle the inspection on every eligible job. Call (877) 610-1318 with questions about your specific project.
We tell you what we found, show you the damage, and price the repair as a written change order before we proceed. This is not a rare outcome in Three Lakes. The early-1990s builds here used waterproofing approaches that have not held up in this humidity, and a bathroom that looks fine on the surface frequently has hidden rot underneath. We write allowances into the contract for exactly this reason, so you are not hit with a surprise invoice after the wall is open. The allowance that is not on paper is a surprise waiting for a date. Call (877) 610-1318 to discuss what a realistic allowance looks like for your bathroom.
No. Three Lakes sits inside Miami-Dade’s High-Velocity Hurricane Zone, which means every new window or exterior door must carry a current Miami-Dade NOA (Notice of Acceptance) product number logged with the county. Standard Florida statewide approvals do not pass inspection here. We have seen out-of-area contractors order windows that fail on this one detail and leave the homeowner waiting weeks for a re-order. We only install NOA-approved products from brands like Simonton, Ply Gem, and PGT for any Fence Installation in Three Lakes or window project. Call (877) 610-1318 if you want help thinking through your window options.
Because you are paying for the cabinet plus proper installation in a concrete-block home with 30-year-old plumbing behind it. The vanity itself might cost $400 at a big-box store, but removing the old one, repairing any wall damage, replacing corroded shut-off valves, anchoring to CBS walls with the right fasteners, and reconnecting supply and drain lines is the work that makes the difference. We typically install bathroom vanities in Three Lakes for $800 to $3,000, and that includes the labor, the anchoring hardware, and the valve replacement, not just the cabinet, alongside our Driveway & Pavers in Three Lakes services. Call (877) 610-1318 and we will tell you what your specific vanity job actually costs before you commit to anything.
We Opened a Master Bath Near the Lake Loop
We opened up a master bath in a 1994 CBS home near the lake loop and found the original copper supply lines pitted from the oolitic limestone’s high mineral content, along with a rotted subfloor under the tub where a slow leak had gone unnoticed for years. Our crew replaced the subfloor, re-piped with PEX, and used wedge anchors rated for concrete block to reframe the shower curb before installing a Kohler walk-in shower with a frameless glass enclosure, all with the permit inspector signing off before we closed the walls. That job is the reason we write allowances into every Three Lakes contract. You cannot see pitted copper or rotted subfloor until the old tub comes out, and the last thing you want at that moment is a contractor who acts surprised and hands you a vague bill.
Get a Bathroom Remodeling Estimate in Three Lakes
If you live in Three Lakes and you are ready to talk numbers, call (877) 610-1318 to schedule a free estimate. We will walk the bathroom with you, explain what we see, and put every scope, allowance, and price in writing before any work begins. Tom Barrett has been doing this since 1998, and he still answers for the work his name is on. The 90-Day Done Right Promise comes with every contract. So does a live person on the phone, 24 hours a day.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Three Lakes and surrounding Miami-Dade communities.