Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterConstruction Services in Kendale Lakes, FL
You’re probably reading this because a room in your Kendale Lakes home needs real work, and you don’t want another contractor who disappears after the deposit clears. We get it. Barrett & Sons Construction is the owner-operated crew that shows up when we say we will, puts the scope and every change order in writing before a single nail moves, and answers our own phones. Call (877) 610-1318 and you’ll hear a live person, not a voicemail box.
Most of the homes here in the 33183 were built as CBS block tract houses in the 1970s and early 1980s. They’re solid houses. They’re also forty to fifty years old now, sitting inside Miami-Dade’s High Velocity Hurricane Zone. That combination means a “simple” remodel in Kendale Lakes is rarely simple unless the crew already understands the code triggers. We do. Tom Barrett publishes his name, his address, and his license number, because he wants you to look him up before you sign anything.
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.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
Why Kendale Lakes Homeowners Choose Barrett & Sons Construction
Tom Barrett founded this company in 1998 and his sons run crews on-site most days. When you hire us, you get the people whose name is on the truck, not a franchise dispatching strangers to your door. It matters here in a way it doesn’t in bigger metro areas: the neighbor who sees our truck on your street often knows somebody we’ve already worked for. A lot of our Kendale Lakes work comes from repeat customers, and from people in Bent Tree and Snapper Creek Lakes who asked their neighbor who fixed their roof.
Every job we take includes permits pulled and inspections signed where the code requires it. The permit inspector works for you, not for me, which is exactly why I like him. Every scope, every allowance, every price change arrives as a written change order before work happens. An allowance that isn’t on paper is a surprise waiting for a date. Those two practices alone filter out most of the bad stories you’ve heard about Miami contractors.
Construction Services We Offer in Kendale Lakes
Kitchen Remodeling
Kitchen Remodeling in Kendale Lakes can transform a 1978 kitchen that wasn’t framed for a modern open floor plan, getting it there with the right structural work and HVHZ-compliant materials. We install KraftMaid and Cambria, and we handle every permit and inspection from first cut to final sign-off.
Learn more about our Kitchen Remodeling in Kendale Lakes.
Bathroom Remodeling
Bathroom Remodeling in Kendale Lakes is essential because original bathrooms in this area often conceal plumbing that’s past its useful life and moisture damage behind tile that looked fine from the outside. We open walls carefully, replace what’s rotted, and rebuild with materials that handle South Florida humidity.
Learn more about our Bathroom Remodeling in Kendale Lakes.
Roofing
Kendale Lakes Roofing projects often involve homes that still carry their original concrete-tile roofs, installed before 1994’s post-Hurricane Andrew attachment standards. A reroof here usually means bringing ridge and fascia connections up to current Miami-Dade code, not just laying new tile.
Learn more about our Roofing in Kendale Lakes.
Windows & Doors
Windows & Doors - Kendale Lakes projects require care because any permitted opening change in Kendale Lakes triggers mandatory impact-rated compliance under HVHZ rules. We install Andersen and Marvin products that meet the code and actually hold up to a storm, with the paperwork to prove it.
Call (877) 610-1318 to talk windows and doors for your Kendale Lakes home.
Fence Installation
The lakes that give this community its name also mean fence lines sometimes run near drainage or wetland buffer areas. We handle the Miami-Dade DERM review so your fence goes up once and stays up without a code headache later.
Call (877) 610-1318 to discuss fence installation in Kendale Lakes.
Driveway & Pavers
Pavers change how water drains off your lot, which matters more than usual near Kendale Lakes’ retention lakes. We work with Techo-Bloc and Cambridge Pavers, and we make sure grading and permeable surface rules get followed before install starts.
Call (877) 610-1318 for a free estimate on pavers in Kendale Lakes.
Home Additions & ADU
Adding square footage in this neighborhood means digging into a high water table and a porous oolitic limestone shelf, which nearly always requires active dewatering during excavation. We plan for that from day one, including the DERM review if your lot touches a lake buffer.
Call (877) 610-1318 to talk about an addition or ADU.
Dive deeper on the big three at our home page or the service pages above.
Neighborhoods We Serve in Kendale Lakes
We work throughout Kendale Lakes and know these streets from the inside. Typical response time for an estimate in the 33183 runs a few days, not weeks.
- Bent Tree
- Snapper Creek Lakes
- Kendall Ridge
- Hammocks / Lakes of the Meadow
- Sabal Chase
Why Kendale Lakes’s Climate & Housing Affect Construction
Kendale Lakes sits at the western suburban edge of Miami-Dade, up against the Everglades drainage basin. The water table here is unusually high, and the limestone underneath is porous. Every excavation for an addition, a paver base, or even a deep fence post hits standing water within a few feet. That means projects need dewatering pumps and a crew that knows how to manage groundwater without undermining the slab next door. It’s a different job than building in eastern Miami, and it’s one we’re familiar with because we’ve done it around these lakes for years.
The housing stock reinforces that complexity. Nearly every house in the 33183 went up in the same 1970s-to-early-1980s window, most as CBS tract homes with original concrete-tile roofs. Those roofs predate the attachment standards that came after Hurricane Andrew in 1994, so any structural reroof or addition usually uncovers ridge and fascia connections that must be upgraded before the permit clears. And because Kendale Lakes’ man-made lakes double as stormwater retention infrastructure, any work that changes lot grading or adds impervious surface near a lake edge triggers Miami-Dade DERM review for wetland buffer compliance. Out-of-area GCs get stalled on that step all the time. It’s part of what we plan for from the first site walk.
Pricing for Construction in Kendale Lakes
Honest numbers, since you asked. Kitchen remodels here typically run $45,000 to $95,000 depending on size and structural scope. Bathroom remodels fall between $18,000 and $38,000. A full concrete-tile reroof with HVHZ upgrades usually lands between $22,000 and $45,000. Window and door replacements with impact-rated products run $900 to $2,800 per opening depending on size and brand. Driveway pavers run $14 to $28 per square foot installed, with Techo-Bloc and Cambridge products at the higher end. Additions and ADUs start around $180 per square foot and climb with the dewatering and DERM work we mentioned.
Every estimate we write is free and line-itemed. The price you sign is the price you pay unless a written change order modifies it first. No surprises at the end.
We also publish four standing offers that never change: $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.
Service Area - Cities Near Kendale Lakes
Our crews schedule from our Miami (South Florida) office and serve Kendale Lakes locally. We also work in nearby Kendall West, The Crossings, Three Lakes, and Country Walk.
Serving Kendale Lakes, FL - Our Local Coverage Area
We’re based in the Kendale Lakes 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 About Construction in Kendale Lakes
Most kitchen remodels in Kendale Lakes land between $45,000 and $95,000, with the final number driven by cabinet grade, structural changes, and HVHZ-compliance work. Call (877) 610-1318 for a written line-item quote, free.
Yes, for almost every job we listed here. Kendale Lakes sits inside Miami-Dade’s High Velocity Hurricane Zone, which triggers mandatory compliance upgrades on any permitted renovation, including impact-rated openings and engineered roof-to-wall connections where the scope touches them. We pull permits and schedule the inspections on every eligible job.
Only if you approve a written change order first. If the scope changes after we open a wall and find something unexpected, you get a line-itemed change order in writing before we proceed. An allowance that isn’t on paper is a surprise waiting for a date. We don’t play that game.
The water table in western Kendale Lakes is high because the community sits against the Everglades drainage basin, and the limestone below is porous. Digging for an addition or pavers usually hits standing water within a few feet, which requires active dewatering. If your lot touches a lake buffer, DERM review may also apply. Those steps add cost and time, and we include them in the estimate up front.
Typically three to five working days for tear-off and new concrete tile, plus permit and inspection time. If attachment upgrades at the ridge and fascia are required before the permit clears, which is common on pre-1994 roofs in this neighborhood, add a day or two of prep. Call (877) 610-1318 for an exact timeline on your house.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Kendale Lakes and the surrounding South Florida communities since 1998.
Call (877) 610-1318 to schedule your free estimate. A live person answers, day or night.
What happens when you call
- 1A real person answersNo phone trees - talk to a local construction pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Kendale Lakes Customers Say
"Beautiful work and honest pricing throughout. The project ran about three weeks past the estimate waiting on the cabinets, which was the supplier rather than him, though the delay was still real."
- Genevieve Ashcombe"Full kitchen down to the studs. He found the previous owner had done the wiring himself and it was genuinely dangerous, showed me, and put it right properly rather than boxing it back in."
- Augustus Nwachukwu"He pulled every permit and had every inspection signed off. The last contractor we used told us permits were optional and I have been paying for that ever since."
- Redmond Cavanaugh