Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterFast, Reliable Kitchen Remodeling Across Sunset
Kitchen remodeling in Sunset typically runs $14,000 to $45,000 for a full renovation, with smaller projects starting around $9,000. We answer the phone when you call, we show up when we say we will, and we write every price change down before a hammer swings. If you live in the 33173 zip code and you are thinking about opening up that 1970s ranch kitchen, call (877) 610-1318 and we will come look at it for free.
Sunset sits in unincorporated Miami-Dade County, which means every permit routes through the county building department and every inspector enforces the High Velocity Hurricane Zone code without mercy. We have remodeled enough kitchens off Sunset Drive and around the 33173 corridor to know exactly what that means for your project, your budget, and your timeline. That local knowledge is the difference between a clean inspection sign-off and a job that stalls for six weeks over a strap detail the contractor never saw coming.
Why Barrett & Sons Construction Is Sunset’s Preferred Kitchen Remodeling Company
We are not a franchise dispatching strangers to your door. Tom Barrett founded this company in 1998, and his sons run the crews that work in Sunset. When you call (877) 610-1318, a live person answers, not a voicemail box and not an out-of-state call center. We publish our name, our address, and our license number, because the homeowners we work for in Sunset have usually been burned once already by a company that quoted one price on the phone and handed them a different bill at the door.
What does that reputation look like in practice? Every kitchen remodel we take on in Sunset includes a written scope of work, written allowances, and written change orders before any change touches the job. If the inspector requires a structural retrofit once we open a wall, you will see it on paper with a price before we touch the framing. Not after. And every job we finish carries the 90-Day Done Right Promise, written into the contract: if it is not done right, you make one call and Tom comes back.
Sunset homeowners also get the standing offers we publish and honor: $40 off any repair over $200, a free second opinion on any written estimate, no trip charge inside the county, and a permanent 10% senior and veteran discount. Ask anyone on your street about us, or look up the license number yourself.
Our Kitchen Remodeling Services in Sunset
Full Kitchen Remodeling
A full kitchen remodel in Sunset usually starts with a conversation about what the walls are hiding. Most of the 33173 housing stock is concrete block and stucco ranch homes built between 1965 and 1988, and a lot of what sits behind the drywall has not been touched since the Carter administration. We handle the tear-out, the structural work, the plumbing and electrical, the cabinets, the countertops, the tile, and the final inspection, with every scope change in writing. For Sunset specifically, a full remodel may also mean re-anchoring roof-to-wall connections to current HVHZ strap standards if we open an exterior wall, which changes both cost and schedule. We explain that before you sign.
Cabinets & Countertops
Cabinet installation in Sunset runs roughly $4,000 to $13,000 depending on the kitchen size and whether we are installing new boxes or refacing what is there. Countertops add $2,000 to $6,500 for quartz or granite. We install KraftMaid and Cambria products because the brand names are verifiable and the specs are public. A cabinet swap might sound simple, but in Sunset, if the job touches an exterior wall, the county can pull you into a structural review. We plan for that from day one so the cabinet quote you sign is the price you pay.
Backsplash
Backsplash installation in Sunset runs $800 to $2,500 for a typical kitchen, depending on the tile and the condition of the wall behind the old backsplash. In older 1970s Sunset ranches, we regularly find deteriorated drywall or failed waterproofing behind the original tile, especially around the sink and the cooktop. That gets repaired properly before the new tile goes up, because setting tile over a compromised wall is a warranty claim waiting for a date.
Tile & Flooring
Kitchen tile and flooring work in Sunset has to account for what is under the slab. The oolitic Miami Limestone bedrock sits inches below the surface in this part of Miami-Dade, so any plumbing relocation for a new kitchen layout can mean jackhammering instead of hand digging. That affects cost, it affects dust control, and it affects schedule. We budget for it honestly, and we write the allowance into the contract so you are not surprised by a change order for rock excavation you never saw coming.
Kitchen Design & Layout
Kitchen design and layout in Sunset starts with how you actually cook and live, not with a software template. We measure the existing footprint, identify what can move and what cannot, and then we talk honestly about load-bearing walls, plumbing chases, and the HVHZ implications of opening up exterior walls. Our Kitchen Remodeling team has designed enough Sunset ranches to know that moving a wall for an island often triggers structural work the county will not let you skip. We plan for it before the first cut, not after the inspector shows up.
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 install and service premium brands that Sunset homeowners can look up and verify, not mystery boxes off a van. In kitchens, that means KraftMaid cabinetry and Cambria countertops. On the window side, we work with Simonton, PGT, and Ply Gem, all of which carry active Miami-Dade Notices of Acceptance for the High Velocity Hurricane Zone. That NOA number is not optional in the 33173 zip code. If the inspector cannot match the product to the county’s approval list, the product fails on the spot. We stock and source locally for Sunset customers so the material that arrives on your curb is the material that passes the final sign-off.
Common Kitchen Remodeling Problems We See in Sunset Homes
- Hidden roof-to-wall strap deficiencies. Sunset’s ranch homes were mostly built before Hurricane Andrew rewrote the county code in 1992. When we open an exterior kitchen wall, we often find the original roof-to-wall connection does not meet current HVHZ strap standards, and the county will not sign off until it is fixed.
- Exhaust fans and fixtures that lack a Miami-Dade NOA. A standard kitchen exhaust fan from a big-box store can get red-tagged at final inspection in Sunset because it is not on the county’s approved product list. We spec NOA-rated fixtures from the start so the final sign-off does not stall at the finish line.
- Shallow oolitic limestone under the slab. Any plumbing relocation or island footing in Sunset often means jackhammering through bedrock just inches below the floor. Contractors who have never worked this part of Miami-Dade underestimate the time and the tool budget, and the customer pays for that mistake in surprise change orders.
- Failed waterproofing behind original tile. The original kitchens in many Sunset ranches were built with substandard waterproofing by modern standards, especially behind the sink and around the cooktop. When we pull the old backsplash, we frequently find rot and mold that has to be remediated before the new finish goes in.
Pricing for Kitchen Remodeling in Sunset, FL
A full kitchen remodel in Sunset runs $14,000 to $45,000. The spread comes from what the walls reveal once we open them, and in this pocket of unincorporated Miami-Dade, the county code is the biggest variable. Here is a line-item look at what Sunset homeowners typically pay:
| Scope | Typical Range in Sunset |
|---|---|
| Full Kitchen Remodeling | $14,000 - $45,000 |
| Small Kitchen Remodel | $9,000 - $20,000 |
| Cabinet Installation | $4,000 - $13,000 |
| Countertop Installation | $2,000 - $6,500 |
| Kitchen Island Installation | $3,000 - $10,000 |
What moves the number most in Sunset is the structural work the county requires once exterior walls are open. A straightforward cabinet replacement can turn into a roof-to-wall strap retrofit if the existing anchorage does not meet current HVHZ standards. We write that allowance into the contract up front, and we issue a written change order with a fixed price before any structural work begins. You will never get a surprise invoice at the end. Call (877) 610-1318 for a free estimate on your Sunset kitchen, and we will walk the project with you line by line.
We Also Serve Cities Near Sunset
Our crews do most of their work right here in Sunset, but we also carry the same permits-plus-paperwork standard into Olympia Heights, Westwood Lake, Richmond Heights, and Kendale Lakes. If you are a few blocks outside the 33173 line, give us a call and we will tell you honestly whether we can get there and what the drive means for your schedule.
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 - Kitchen Remodeling in Sunset
Not always, but it can. If the cabinet replacement touches an exterior wall, the county can pull the roof-to-wall connection into the scope once the wall is open. In the 33173 zip code, the inspector enforces the High Velocity Hurricane Zone product and assembly standards without exception, so a simple-looking cabinet job can become a structural retrofit. We plan for that possibility in the written allowance before we start, and we price the retrofit in a written change order before we touch the framing. Call (877) 610-1318 and we will tell you what your specific kitchen is likely to trigger.
Because in unincorporated Miami-Dade, moving a plumbing fixture relocates a drain line, and the county building department requires a plumbing permit and inspection for that work. The same job in a neighboring municipality might be handled under a different code path, but Sunset routes everything through Miami-Dade County, and the county does not skip the plumbing rough-in inspection. We pull the permit, we schedule the inspection, and we do the work so it passes the first time. Estimates are free, and the second opinion is too.
You get a written change order with a fixed price before we proceed. Corroded wall anchors and outdated wiring are common in Sunset’s pre-Andrew housing stock, and both are items the county inspector will flag if they are not corrected while the wall is open. We stop work, we photograph what we found, we write the scope and the price on paper, and we do not restart until you approve it. That is the whole point of the written allowance system.
You can, but only if the product carries a current, matching Miami-Dade Notice of Acceptance number on the packaging. A shingle or impact window that passes inspection 15 miles north in Broward can fail in Sunset on the spot if the NOA number is missing or expired. We source from suppliers we trust to meet Miami-Dade standards, and we verify the NOA numbers before we install. If you are getting windows quoted, bring us the quote and we will give you a free second opinion on whether it will pass.
We budget for jackhammering. The oolitic Miami Limestone bedrock under Sunset sits just inches below the slab in many parts of the 33173 zip code, so relocating a drain line or pouring a new island footing routinely involves rock excavation that hand digging cannot handle. We include that allowance in the written estimate from day one, not as a surprise after the slab is open. When we opened a 1972 ranch off Sunset Drive to move a load-bearing wall for an island, the county inspector made us sister every roof truss to the new top plate with HVHZ-rated straps before drywall. We wrote the strap retrofit into the change order before touching the framing, and the kitchen passed final inspection on the first rough-in. That is how we work, every time.
Call Barrett & Sons Construction for Your Sunset Kitchen Remodel
If you live in Sunset and you are ready to find out what your kitchen remodel will actually cost, call (877) 610-1318. We will come out, walk the project with you, and give you a written, line-item estimate you can compare against anyone else. We answer our own phone, we publish our own name, and the permit inspector works for you, not for us. That is the way construction should work, and it is the way we have done it since 1998.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Sunset and the surrounding Miami-Dade communities.