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 Three Lakes
Kitchen remodeling in Three Lakes, FL typically runs $14,000-$45,000 for a full project, with smaller scopes like cabinet installation starting around $4,000. The number moves most in this community because of what’s inside the walls: 1990s CBS construction, post-Hurricane Andrew rough-in work, and Miami-Dade NOA requirements that out-of-town quotes rarely include. If you live in Three Lakes and want a number you can take to the bank, call Tom Barrett at (877) 610-1318. We’ll walk the job, open the estimate in plain English, and put every allowance in writing before the first cabinet gets ordered.
We’ve been pulling permits and passing inspections in Miami-Dade long enough to know that a kitchen remodel in Three Lakes is never just cabinets and counters. The house was built or rebuilt in a specific window, under a specific code, and that code still governs what goes back in. That’s the part we handle differently.
Why Barrett & Sons Construction Is Three Lakes’s Preferred Kitchen Remodeling Company
Barrett & Sons Construction is owner-operated and name-on-the-truck. Tom Barrett founded the company in 1998, and his sons run the crews. When you call about a kitchen remodel in Three Lakes, you get a live person, not a call center. We answer 24/7, which matters when you’re eight weeks into a project and have a question at 9:00 on a Saturday night.
Our reputation in Three Lakes comes from doing the unglamorous parts right: permits pulled before work starts, change orders in writing before scope moves, and a 90-Day Done Right Promise written on every contract. If something’s not right, Tom comes back and makes it right. One call. That’s not a marketing line. It’s in the contract.
We know the housing stock around Three Lakes. The 1- and 2-story CBS homes along SW 144th Street and the villa communities near the 33186 corridor were built or rebuilt in the early-to-mid 1990s under toughened post-Andrew codes. That means concrete block, stucco, and specific anchoring requirements that wood-frame contractors two counties north simply never deal with. Our crews drill, anchor, and fasten CBS every week. It’s not a special case for us.
We carry the brands people in Three Lakes ask for: Kitchen Remodeling work here regularly includes KraftMaid cabinetry and Cambria quartz because homeowners want materials they can look up, not mystery boxes off a van. And when a supplier is backordered, you hear about it the same day, in writing, with a path forward.
Our Kitchen Remodeling Services in Three Lakes
Full Kitchen Remodeling
A full kitchen remodel in Three Lakes means taking the room down to the studs or block and rebuilding it to current code. In these 1990s CBS homes, that often surfaces wiring that was spliced outside junction boxes during the post-Andrew rebuild, or plumbing rough-in locations that don’t match today’s layouts. We price every full remodel with written allowances for electrical, plumbing, and structural conditions, so when the wall opens and we find something, the fix is already accounted for. The price doesn’t move unless we agree on it in writing, before the work happens.
Full remodels in Three Lakes run $14,000-$45,000. The spread depends on footprint, cabinet grade, countertop material, and how much of the original 1990s rough-in needs correction. We’ll show you the line items before we pull the permit.
Cabinets & Countertops
Cabinet installation in Three Lakes runs $4,000-$13,000, and countertop installation adds $2,000-$6,500 depending on material and square footage. We stock and install KraftMaid cabinets and Cambria quartz regularly in this area because homeowners want brands with verifiable specs and warranties. In CBS homes, cabinet anchoring matters differently than in wood framing: we drill into block with the right fasteners, not drywall anchors that sag after a humid summer.
If your existing cabinet boxes are solid and you’re happy with the layout, cabinet refacing is a lower-cost route that keeps the kitchen functional without demolishing tile and flooring. In Three Lakes, we see a lot of 1990s oak cabinet faces that are structurally fine but visually dated. Refacing gets you a new look at roughly half of full replacement.
Backsplash, Tile & Flooring
Backsplash installation in Three Lakes runs $800-$2,500 for a typical 30-40 square foot run. That includes prep, tile, setting material, grout, and a sealer if needed. We install porcelain, ceramic, glass, and natural stone, and we always evaluate the existing wall condition before we start. Post-Andrew homes sometimes have drywall texture or uneven plaster behind an old backsplash, and if we don’t address that before tile goes up, the grout lines telegraph the imperfection within a year.
Floor tile in these homes is a different conversation. The slab below a Three Lakes kitchen typically sits on flat oolitic limestone with a seasonal water table 2-4 feet below grade. If the original slab has settled, cracked, or taken on moisture, the new tile fails from below. We check. We don’t tile over a problem.
Kitchen Design & Layout
Design and layout is where a Three Lakes kitchen remodel actually gets its value. We sit down with you, measure the room, and work through cabinet runs, island placement, appliance clearances, and work triangles. For CBS construction, we map load-bearing walls early in the process because moving or cutting one changes the structural path. If you want to open a wall into the dining room, we identify the load path and price the beam or column before you sign anything.
Our approach to kitchen design is plain: function first, finish second. We’ll tell you when an island doesn’t fit, when a 48-inch range won’t clear the existing hood, or when the peninsula makes more sense than a bumped-out bay window. That honest feedback is why people in Three Lakes call us back for the next project.
What happens when you call
- 1
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 and service cabinetry and countertop brands that Miami-Dade product approvals actually cover, including KraftMaid, Cambria, PGT, and Simonton windows when a kitchen remodel includes a sink or breakfast-nook replacement. If you’re replacing a kitchen window in Three Lakes, it must carry a current Miami-Dade Notice of Acceptance number or the inspector will stop the job. We order compliant products from the start. No surprises at inspection, no re-orders, no exposed subfloor sitting in Florida humidity waiting on a window that should have been checked on day one.
Common Kitchen Remodeling Problems We See in Three Lakes Homes
- Post-Andrew rough-in wiring that doesn’t meet today’s code. We regularly find splices outside junction boxes in homes rebuilt between 1992 and 1996. The original rebuild happened fast, and corners got cut. When a permit inspection is scheduled, those corners surface. We fix them before inspection, not after.
- Load-bearing walls hiding in 1990s CBS framing. A wall that looks non-structural to the eye can be carrying roof tie-downs or lateral bracing. We verify before we cut. If a previous contractor pulled the wall without a permit, the first sign is often a crack running through new tile work.
- Non-compliant windows and doors from out-of-town installers. Florida statewide product approval is not the same as Miami-Dade NOA. We’ve seen projects stall for weeks because a window was ordered without checking the NOA number against the county database. In Three Lakes, that’s a hard stop at inspection.
- Slab moisture and settlement under new flooring. The water table here sits close to grade in summer. If your kitchen slab has a moisture problem, setting tile directly over it traps water and fails. We test before we buy a single box of tile.
Pricing for Kitchen Remodeling in Three Lakes, FL
Here’s what we’re quoting in Three Lakes right now. These are real ranges for this market, not generic regional numbers:
| Project | Price Range |
|---|---|
| Full Kitchen Remodel | $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 |
| Backsplash Installation | $800 - $2,500 |
What moves the price in Three Lakes: whether the home is a single-story CBS or a two-story with upper-floor kitchen access, whether the original 1992-1996 wiring and plumbing rough-in can be reused, and whether any new windows or exterior doors trigger NOA product reviews. We put every allowance in the contract in writing. If the wall opens and the conditions are worse than we estimated, you get a written change order before we spend a dollar more. That’s how Tom Barrett has done business since 1998.
Call (877) 610-1318 for a free estimate. We’ll give you line-item pricing, not a hand-wave.
We Also Serve Cities Near Three Lakes
Our crews work throughout southwest Miami-Dade, including Three Lakes, The Crossings, Country Walk, The Hammocks, and Kendale Lakes. If you’re a few minutes outside the 33186 boundary, call us. If we can’t help, we’ll tell you straight. Most of the time, we can.
Serving Three Lakes, FL - Our Local Coverage Area
We’re based in the Three 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 - Kitchen Remodeling in Three Lakes
Yes, if you’re moving plumbing, altering walls, touching electrical, or changing the kitchen footprint. In Three Lakes, that means the permit is reviewed under Miami-Dade’s current code, and any new opening or exterior product must carry a NOA product approval. We pull permits on every eligible job and schedule the inspections. The permit inspector works for you, not for me, and that’s exactly why I like him.
Because no honest contractor can see inside your walls until they’re open. An allowance is a written, pre-priced amount set aside for conditions we reasonably expect: old wiring, undersized plumbing, framing that needs reinforcement. If we don’t use the full allowance, you don’t pay it. If we find something bigger, you get a written change order before we touch it. An allowance that isn’t on paper is a surprise waiting for a date.
No. Any window, exterior door, or structural tie-down in Three Lakes must carry a current Miami-Dade NOA product number. A Florida statewide approval is not enough. We spec PGT or Simonton units with valid NOA numbers from the start so your project doesn’t sit in limbo waiting on a compliant product. Out-of-town remodelers get this wrong all the time.
We evaluate the slab before we order tile. In Three Lakes, the water table sits 2-4 feet below grade in summer, and the underlying limestone can cause moisture or settlement problems that newer tile surfaces will not tolerate. If the slab needs leveling, moisture mitigation, or crack isolation, we write it into the scope and price it before the tile goes down. Nobody wants a new kitchen floor that fails from underneath because the prep was skipped.
Yes. Every Barrett & Sons kitchen remodel ends with a walkthrough and a written punch list. Anything that’s not right gets scheduled and corrected. The 90-Day Done Right Promise is written on the contract: one call brings Tom back. Call (877) 610-1318 to schedule your free estimate and see exactly what’s in our scope.
Written by Tom Barrett, Owner at Barrett & Sons Construction. Tom has been serving Miami-Dade homeowners since 1998, with his sons running crews across Three Lakes and southwest Miami-Dade.