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 Kendale Lakes
A full bathroom remodel in Kendale Lakes, FL typically runs $9,000-$28,000, with smaller projects like tub-to-shower conversions landing between $3,500 and $10,000. Most jobs take 2-5 weeks depending on scope, permitting, and whether drainage work hits the high water table common on the western edge of Miami-Dade. If you’re planning a remodel anywhere in the 33183 zip code, call (877) 610-1318 and we’ll walk the site, quote the job in writing, and pull every permit before a single hammer swings.
We’ve worked Kendale Lakes long enough to know exactly what these homes throw at you. CBS construction from the 1970s and 1980s. Zero-lot-line footrpints. Man-made lakes that aren’t decoration, they’re stormwater infrastructure. Our crew knows how to stage on a tight lot off SW 56th Street, how to file the right paperwork with Miami-Dade when a remodel brushes against a lake buffer, and how to keep your neighbors from calling the county about noise. This isn’t our first rodeo in Kendale Lakes, and it shows.
Why Barrett & Sons Construction Is Kendale Lakes’s Preferred Bathroom Remodeling Company
We’ve been at this since 1998. Tom Barrett founded the company, and his sons run crews today. That’s not a marketing line, it’s who answers when you call. When you call (877) 610-1318, a real person picks up. Not a voicemail box, not an out-of-state call center. You want to know who’s showing up at your door in Kendale Lakes, and we want you to know too.
Local reputation matters here because Kendale Lakes is dense. Your neighbor two doors down hears the tile saw, sees the dumpster, asks who’s doing the work. We’ve built a name block by block, house by house, from Kendale Drive up to Miller Road and across to the lake grid. Homeowners here don’t gamble on contractors they can’t verify. Tom Barrett publishes his name, his address, and his license number. Look it up before you sign anything. We’ll wait.
Permits and inspections are part of every eligible job we do. A lot of companies tell people permits are optional. We don’t. The permit inspector works for you, not for me, that’s why I like him. In a Hurricane Zone jurisdiction like Kendale Lakes, unpermitted work isn’t just a code violation. It’s a liability that follows the house. We pull the permits, we schedule the inspections, we get the sign-off.
One more thing that sets us apart here: our 90-Day Done Right Promise. It’s written on every contract, not buried in fine print. If something’s not done right, Tom comes back and makes it right. One call. That’s it. In a neighborhood where everybody talks, a promise you won’t keep is a promise you won’t make twice.
Our Bathroom Remodeling Services in Kendale Lakes
We handle the full range of Bathroom Remodeling work in Kendale Lakes, but a few services come up more often than others given the age and layout of these homes. Here’s what we see most.
Full Bathroom Remodeling
A gut renovation of a 1979 CBS bathroom in Kendale Lakes means opening walls, replacing rough-in plumbing, and often discovering the original cast-iron drain lines have seen better days. We quote the full scope in writing before we start, including allowances for tile, fixtures, and any surprise framing. You won’t get a phone-price that turns into a different bill at the end. Every change arrives as a written change order before work moves. No exceptions.
Walk-In Showers & Shower Remodeling
Walk-in showers are the single most requested upgrade in Kendale Lakes right now. Homeowners in their 50s, 60s, and 70s want a curbless entry, a built-in bench, maybe a hand-held sprayer. We install Kohler, Moen, and Delta fixtures with Schluter waterproofing systems underneath. If your bathroom sits near one of the neighborhood’s lakes, we’ll also check whether the new drain line triggers DERM review before we cut into the slab. That’s a step that catches out-of-area GCs flat-footed, but it’s routine for us.
Tub-to-Shower Conversion
Most Kendale Lakes homes were built with one or two tubs and a generation of residents who’ve since decided they’d rather have a shower. A tub-to-shower conversion in Kendale Lakes runs $3,500-$10,000 and usually takes 3-7 working days once the permit clears. We handle the drain relocation, the waterproofing, the glass enclosure, and the curb or curbless pan. The biggest local variable is the slab, which we’ll get into below.
Vanities, Tile & Fixtures
Sometimes you don’t need a full gut. You need a new vanity, fresh tile, better lighting, a mirror that doesn’t remind you of 1983. We install vanities from $800 to $3,000 including countertop and plumbing hookup, and we tile showers and floors with Schluter or Laticrete systems rated for South Florida’s humidity. If you’re in 33183, call (877) 610-1318 and tell us what you’re picturing. We’ll tell you what it costs and whether it’s worth doing now or waiting.
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 Kendale Lakes
We stock and install brands you can look up, not mystery gear off a van. For bathroom windows that have to meet Miami-Dade HVHZ impact standards, we regularly install Simonton, PGT, and CGI products. A bathroom remodel that replaces an exterior window can’t use cheap glass, not in Kendale Lakes, not with hurricane code on the books. That’s a local reality, not an upsell. We carry premium fixture and surface lines across the rest of the bathroom too, from plumbing rough-ins to tile setting materials, and if a part’s not on the truck, we get it fast. We’re not ordering from out of state and hoping.
Common Bathroom Remodeling Problems We See in Kendale Lakes Homes
- High water table under the slab. Kendale Lakes sits at the western edge of Miami-Dade, right where the Everglades drainage basin starts. Dig down a few feet for a new shower drain and you hit water. Most jobs here need active dewatering during the rough-in phase, and if you’re near one of the lakes, the work may also need Miami-Dade DERM review for the wetland buffer. That’s the local layer a generic remodeler misses.
- Zero-lot-line and shared-wall headaches. A lot of these CBS homes sit a foot or two from the neighbor’s property line. Any work that touches a shared wall or a common driveway needs the right notice and the right staging plan. Skip the party-wall notice and you get a stop-work order, or worse, a neighbor with a lawyer. We’ve been through enough of these to know the drill.
- HVHZ compliance triggers on any opening. You can’t swap a bathroom window for anything that isn’t impact-rated or properly protected. Same goes for exterior vent covers. It’s not optional. The inspector will fail the job and you’ll be stuck redoing it. We spec compliant products from the start, because redoing work in Kendale Lakes costs more than doing it right the first time.
- Original rough-in plumbing at end of life. A 40-plus-year-old cast-iron drain stack under a 1979 CBS home is often corroded, bellying, or already weeping. You won’t know until we open the wall or scope the line. That’s why we put plumbing allowances in writing before demo. An allowance that isn’t on paper is a surprise waiting for a date.
Pricing for Bathroom Remodeling in Kendale Lakes, FL
Here’s what you can expect to pay in the Kendale Lakes market, straight from our written estimates:
| Project Type | Typical Price Range in Kendale Lakes |
|---|---|
| Full 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 |
Those numbers include labor, permit fees where applicable, and materials at mid-grade allowance. Premium tile, custom glass, or moving the toilet or drain stack pushes you toward the top of the range. The water table and lake proximity are the two local factors that most affect price here, because excavation and dewatering aren’t free. We’ll quote you a fixed number in writing, and we’ll tell you exactly which line items are allowances and which are firm. Every change order is written before work proceeds. Call (877) 610-1318 for a free estimate, and while you’re at it, ask about our Free Second Opinion on any written estimate. If another company’s number looks too good to be true in Kendale Lakes, bring it to us. We’ll tell you what they missed.
We Also Serve Cities Near Kendale Lakes
Our crews serve Kendale Lakes and the surrounding neighborhoods including Kendall West, The Crossings, Three Lakes, and Country Walk. If you’re just outside the 33183 line, call (877) 610-1318 anyway. Chances are your home is built on the same CBS slab, with the same water table underneath it, and we know exactly what that means for your remodel.
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 - Bathroom Remodeling in Kendale Lakes
Yes, it can. If your bathroom remodel involves plumbing, drainage, or slab work within the buffer zone of one of Kendale Lakes’ stormwater retention lakes, Miami-Dade DERM may need to review and clear the work before the building permit can proceed. This applies even to a modest tub-to-shower conversion. We handle that paperwork as part of the job. Call (877) 610-1318 and tell us your address; we’ll check the lake proximity and tell you what applies before you commit to anything.
A small bathroom remodel in Kendale Lakes runs $5,000-$12,000, and the extra cost comes from Miami-Dade HVHZ code requirements, not contractor markup. Every exterior opening must be impact-rated, every structural connection must meet current code, and many jobs near the lakes require DERM review plus dewatering during excavation. Broward County doesn’t carry the same wind-load or environmental review burden. It’s a real difference, not a negotiation tactic, and it’s why we put it in writing up front.
If your Kendale Lakes home sits on a zero-lot-line lot and the bathroom work touches a shared wall, yes, you should file a party-wall notice before work starts. It protects you and your neighbor, keeps the job moving, and avoids the kind of dispute that gets a project shut down mid-demo. We include this step in our estimates for any lot where it applies, and we’ve done enough of them in Kendale Lakes to know exactly when it does.
The high water table under most of Kendale Lakes means any floor pan or drain relocation can encounter groundwater within a few feet of the slab. That usually requires a sump pump or dewatering during rough-in, adds a day or two to the schedule, and shifts the cost of a tub-to-shower conversion toward the upper end of the $3,500-$10,000 range. If your home sits near one of the lakes, expect the added layer of DERM review. We’ll quote all of that in writing before any demolition.
Miami-Dade restricts construction noise to specific daytime and early-evening hours, generally limiting loud work like tile cutting and demolition to 7 am-7 pm on weekdays and reduced hours on weekends. Specific communities may have additional restrictions depending on HOA rules, so we check before we schedule. On a typical Kendale Lakes job, we stage materials close to the house, keep debris contained, and schedule the loudest work for mid-morning when neighbors are out. Call (877) 610-1318 to schedule your free estimate, and we’ll walk you through the schedule for your exact street.
Written by Tom Barrett, Owner at Barrett & Sons Construction, proudly serving Kendale Lakes and the surrounding communities since 1998.