Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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After
Before
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AfterFast, Reliable Kitchen Remodeling Across Tamiami
Kitchen remodeling in Tamiami typically runs $16,520 to $53,100 depending on scope, and most full remodels take four to eight weeks once permits clear. If you live in 33184 or anywhere along SW 8th Street, you’re dealing with two things most kitchen contractors don’t mention until it’s too late: a water table that floods an open slab within hours, and mandatory HVHZ upgrades hiding inside your 1970s-1990s walls. We’re Barrett & Sons Construction, and we’ve been opening up Tamiami kitchens long enough to know exactly what’s behind the drywall before we write the first estimate. Call (877) 610-1318 and we’ll walk your kitchen together, permit requirements and all.
Why Barrett & Sons Construction Is Tamiami’s Preferred Kitchen Remodeling Company
Our Kitchen Remodeling team is led by Tom Barrett, who founded the company in 1998 and still answers his own phone. His sons run the crews. When we quote a kitchen in Tamiami, the price you see is the price you sign, and any change after that arrives as a written change order before a single nail moves. That’s not a slogan. It’s how we’ve kept a 90-Day Done Right Promise on every contract for over two decades.
We know Tamiami’s homes because we’ve worked inside them. The CBS homes off Bird Road, the canal-side lots near the Tamiami Canal, the cul-de-sacs east of Krome Avenue where the limestone sits close under the grass. We know the difference between a 1974 kitchen that just needs new cabinets and a 1987 kitchen that needs full rewiring before the countertops go in. That local knowledge saves you money and keeps our draw schedule honest.
Every quote includes a free second opinion on any written estimate you’ve already received. No trip charge inside the county. And when you call, a live person picks up, 24/7. Not a voicemail box in another state.
Our Kitchen Remodeling Services in Tamiami
Full Kitchen Remodeling
A full kitchen remodel in Tamiami means tearing out everything down to the studs, and sometimes the studs too. We handle the whole job: layout changes, structural work, electrical, plumbing, cabinetry, countertops, flooring, and all permits pulled and inspections signed. In Tamiami’s CBS homes, that almost always includes hurricane clips at roof truss connections and impact-rated opening protection before Miami-Dade will sign off.
Cabinets & Countertops
We install KraftMaid cabinetry and Cambria quartz, plus granite and solid surface options. Tamiami homeowners often ask about refacing rather than full replacement, especially in kitchens where the cabinet boxes are still square but the doors are worn out. Refacing runs lower than full installation and skips the demolition work, but we still inspect what’s behind the boxes before we quote.
Backsplash, Tile & Flooring
Tamiami’s humidity and the Everglades’ proximity make proper underlayment and moisture barrier work non-negotiable. We’ve pulled up tile in dozens of 33184 kitchens where the original mastic failed and the subfloor was soft underneath. Our tile crew lays waterproof membrane, leveling compound where needed, and tile rated for high-moisture environments. No shortcuts that show up two years later.
Kitchen Design & Layout
The layout question in Tamiami is almost always the same: how do I get a work island into a galley kitchen without moving load-bearing walls or burying plumbing in saturated limestone? We design around the constraints, not against them. Our design process starts with a full site inspection so the floor plan works with your actual plumbing location, not against it. That’s the difference between a beautiful drawing and a kitchen you can build for the budget we wrote.
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.
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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 Tamiami
We carry and install Simonton and PGT impact-rated products when your kitchen opening changes trigger window or door upgrades, plus KraftMaid cabinetry and Cambria quartz across flooring and counter applications. Tamiami homeowners appreciate knowing the brand names before we start, not a “quality equivalent” off a van. We order directly from regional suppliers serving the 33184 area, which keeps lead times shorter than national averages and parts matching exactly what the spec sheet says.
Common Kitchen Remodeling Problems We See in Tamiami Homes
- Cloth-wrapped aluminum wiring from the 1980s. Once walls are open, Miami-Dade requires dedicated circuits for appliance loads. We price for rewiring in the initial quote whenever a kitchen predates 1990, not as a surprise later.
- A water table within 12-18 inches of grade. Cutting the slab for an island sink or moving a drain line without a dewatering pump staged floods the trench within hours and undercuts fresh concrete. We schedule pump delivery before excavation starts, every time.
- Missing hurricane clips and undersized roof sheathing fasteners. The 1992 code revolution happened after most of these homes were built. Opening a kitchen wall triggers the inspector’s requirement for clips at every truss connection. It’s not optional.
- Oolitic limestone caprock that laughs at standard hammer drills. Relocating drain lines through Tamiami’s shallow bedrock needs pneumatic chipping or concrete saw-cutting. Contractors who’ve only worked eastern Miami-Dade underbid this and then stall your rough-in schedule.
Pricing for Kitchen Remodeling in Tamiami, FL
Here’s what our Tamiami kitchen remodels actually cost, based on the jobs we’ve done in 33184 and surrounding blocks:
| Scope | Typical Tamiami Range |
|---|---|
| Full Kitchen Remodel | $16,520 - $53,100 |
| Small Kitchen Remodel | $10,620 - $23,600 |
| Cabinet Installation | $4,720 - $15,340 |
| Countertop Installation | $2,360 - $7,670 |
| Kitchen Island Installation | $3,540 - $11,800 |
What moves the price most in Tamiami is what’s behind the walls. A 1980s kitchen with original wiring and no hurricane clips will always cost more than a 2005 kitchen that just needs cabinets and counters. That’s why our estimate starts with a thorough pre-construction inspection, not a phone call. Call (877) 610-1318 for your free estimate, and we’ll show you exactly where your number lands.
We Also Serve Cities Near Tamiami
Beyond Tamiami itself, our crews regularly work in Sweetwater, University Park, Fountainebleau, and Olympia Heights. If you’re a few minutes east of the Turnpike or just north of Kendall Drive, you’re still close enough for us to handle the same day estimate and the same written change orders you’ll get in 33184.
Serving Tamiami, FL - Our Local Coverage Area
We’re based in the Tamiami 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 Tamiami
Once the walls are open in a 1970s-1990s Tamiami home, Miami-Dade High-Velocity Hurricane Zone code requires hurricane clips at every roof truss connection, upgraded roof sheathing fasteners if the existing nails are undersized, and impact-rated window or door openings wherever the kitchen envelope changed. The inspector also checks the electrical panel to confirm dedicated circuits for new appliance loads. We walk through each requirement during the pre-construction inspection so it’s in the estimate, not a change order delivered mid-job. Call (877) 610-1318 for an exact evaluation of your kitchen.
We stage a dewatering pump before any slab cutting, because in Tamiami the water table sits 12 to 18 inches below grade and will flood an open trench within hours. The pump runs through the entire below-grade phase, and we pour concrete only after the trench holds dry. If the limestone caprock delays excavation, the pump stays running anyway, because once the cap is breached the Biscayne Aquifer rises fast enough to undercut green concrete. Call (877) 610-1318 and we’ll explain the exact pumping schedule for your kitchen.
Tamiami’s housing stock is mostly 1970s-1990s CBS built before the 1992 code upgrade, so opening any kitchen wall triggers mandatory HVHZ upgrades as a condition of permit approval. Kendall has more post-1992 homes where those upgrades already exist. Our pre-construction inspection uncovers those requirements before we write the estimate, which means the “jump” your neighbor avoided is the same cost they’ll discover as a surprise during construction. We prefer to price it honestly up front. Call (877) 610-1318 for a written estimate that covers what’s in your actual walls.
No. If the work touches electrical, plumbing, structural framing, or opening protection, Miami-Dade requires a permit, and the permit inspector works for you, not for me, which is exactly why I like him. Cosmetic replacements like painting existing cabinets or swapping cabinet doors can sometimes skip permitting, but once a wall is open or a drain moves, skipping the permit means the next buyer’s home inspector flags the unpermitted work. We pull permits on every eligible job, no exceptions. Call (877) 610-1318 to scope which changes need what.
We write allowances into the contract for every scope that could shift: below-grade rock work, electrical panel upgrades, re-strapping, insulation replacement. When our crew hits limestone that requires pneumatic chipping instead of standard drilling, we issue a written change order with the exact additional cost and get your approval before the chipper arrives. The allowance that isn’t on paper is a surprise waiting for a date. That’s how Tom Barrett has run the company since 1998. Call (877) 610-1318 to review your kitchen’s unknowns before you sign anything.
What Tamiami Kitchen Remodeling Really Comes Down To
On a kitchen remodel off SW 8th Street in Tamiami’s 33184, our crew pulled the drywall to find cloth-wrapped aluminum wiring from the 1980s and a load-bearing wall that was never properly strapped to the roof trusses. We wrote a change order for a full rewire with dedicated circuits for the new quartz countertop appliances, added hurricane clips at every truss connection, then coordinated the dewatering pump schedule before we cut the slab for the new kitchen island’s plumbing rough-in. That’s the Tamiami kitchen reality, and we handle it every time: inspection first, allowances in writing, and every surprise priced and approved before we touch it.
If you’re ready to see what’s in your kitchen walls, call (877) 610-1318 for a free estimate. Tom Barrett will answer, and he’ll bring the experience of opening hundreds of Tamiami kitchens over the past 29 years. Your quote will be in writing, scoped in writing, and backed by the 90-Day Done Right Promise. One call brings Tom back if anything’s not right.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Tamiami, FL and the surrounding neighborhoods.