Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterFast, Reliable Home Additions & ADU Across Kendall
Building a home addition or ADU in Kendall usually costs between $45,000 and $130,000 for a standard room addition, while a new detached ADU typically runs $90,000 to $220,000. Those numbers reflect what we see across the 33156 ZIP, from West Kendall to the Falls area. Kendall sits in Miami-Dade County’s High-Velocity Hurricane Zone, which means every project here carries a layer of structural and permit complexity you won’t find in Broward or points north. We’ve worked in Kendall long enough to know which inspectors review what, which 1970s tract homes hide what behind the drywall, and how to sequence a project so it’s weather-tight before the Atlantic gets serious. Call (877) 610-1318 and we’ll walk your property with you and put real numbers on paper.
Why Barrett & Sons Construction Is Kendall’s Preferred Home Additions & ADU Company
We’re owner-operated, and Tom Barrett’s sons run the crews that show up on your street. That matters in Kendall, where a single block can mix original pre-Andrew construction with post-1992 rebuilds, and a contractor who doesn’t know how to spot the difference can walk you into a permit problem before the first inspection. Kendall homeowners have told us stories about national outfits quoting one price from a call center and showing up with a different one. We don’t work that way. Every scope, every allowance, every change arrives as a written change order before any work happens. If it’s not on paper, it’s a surprise waiting for a date.
Tom Barrett publishes his name, address, and license number. Look it up before you sign anything. We’ve been owner-operated since 1998, and a live person answers our phone 24/7, not a voicemail box or an out-of-state call center. Ask anyone off Killian Drive or around Continental Park about the Barrett name, or look up the license yourself. We want you to. A permit inspector works for you, not for us, and that’s exactly why we like him.
Calls about Home Additions & ADU in Kendall get answered by someone who actually knows the route to your house, not a dispatcher in another state. Crew members are background-checked and carry the Barrett & Sons name on their shirts. Every eligible job includes permits pulled and inspections signed, and every completed job is backed by the written 90-Day Done Right Promise. One call brings Tom back if something isn’t right.
Our Home Additions & ADU Services in Kendall
Our Home Additions & ADU team handles everything from a single room bump-out to a full second story. Here’s what most Kendall homeowners call us about first.
ADU Design & Permitting
Kendall’s zoning for accessory dwelling units changed in recent years, and navigating Miami-Dade’s HVHZ product approval layer on top of it takes patience. We handle the full design and permit package, which in Kendall means verifying Miami-Dade Notice of Acceptance (NOA) numbers for every window, door, and roofing product before it goes on the drawings. The inspector will check. We’d rather catch it in design than at frame inspection.
Garage Conversion ADU
Converting an attached garage into a rentable or in-law unit in Kendall typically runs $30,000 to $80,000 depending on whether you’re adding plumbing, how much electrical you need, and whether the original slab needs structural work. Many 1970s and 1980s Kendall garages sit on oolitic limestone with a high water table, so trenching for a bathroom means careful planning before the first saw cut. We handle all of it, permits included.
New Detached ADU
A new detached ADU on a Kendall lot usually falls between $90,000 and $220,000. That includes the foundation on the Miami Rock Ridge, the HVHZ-rated structure, and every permit and inspection from first stake to final signature. Most Kendall lots are flat but tight, so setback and utility routing decisions matter early. Our Bathroom Remodeling in Kendall crew handles the ADU’s bath as a single trade under our roof, so you’re not juggling subs.
Junior ADU & Interior Conversion
A junior ADU carved from existing interior square footage usually comes in lower than a new detached build. These projects still trigger electrical, egress, and opening protection requirements in Kendall, and inspectors here are thorough. We pull every permit and sign every inspection, and we put the schedule in writing so you know when the ADU is livable.
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 Kendall
If your Kendall addition calls for impact windows or doors, we install Simonton and CGI products and verify their Miami-Dade NOA numbers before ordering. That’s not a formality here. A product approved under the standard Florida Product Approval, the one used everywhere else in the state, can legally fail in Miami-Dade’s HVHZ, and the inspector will flag it. We stock what Kendall homes need and keep PGT on our order sheet for replacement jobs where the existing openings are non-standard. Fast turnaround matters when you’re six weeks from hurricane season.
Common Home Additions & ADU Problems We See in Kendall Homes
- Pre-Andrew framing mixed with post-Andrew rebuilds. A block near Killian Parkway can have one house that survived Hurricane Andrew and one rebuilt in 1993 to different codes. We check roof-to-wall connections and opening protection house by house, because county inspectors will.
- Water table surprises at slab level. Kendall sits on the Miami Rock Ridge, but the water table is seasonally high. Underground utility work for a new ADU bath or kitchen means handling trenching on oolitic limestone, not the sandy soils you’d get further north.
- Window and door NOA mismatches. It’s the most common surprise in Kendall. A homeowner adds a bedroom, the window package comes from a supplier in Broward, and the inspector fails the frame because the NOA numbers don’t match the opening schedule. We verify before we order.
- Weatherproofing deadlines. Framing and exterior envelope work need to be buttoned up before June. An exposed addition in a Kendall summer storm isn’t just messy, it’s a structural risk. We schedule backwards from the weather, not forwards from the contract date.
Pricing for Home Additions & ADU in Kendall, FL
A room addition in Kendall typically runs $45,000 to $130,000. A new detached ADU is $90,000 to $220,000, and a garage conversion usually falls between $30,000 and $80,000. What moves the number most is plumbing and electrical scope, whether the existing structure was built pre-Andrew or post-Andrew, and which NOA-rated products the design calls for. Impact windows and doors cost more up front here than in most of Florida, and there’s no legal shortcut around it.
You’ll get a written line-item estimate before any work starts. If the scope changes, you get a written change order before the new work begins, not after. We don’t do surprise invoices at the end. Call (877) 610-1318 and we’ll put real Kendall numbers in front of you, and the estimate doesn’t cost a thing.
We Also Serve Cities Near Kendall
Our crews cover Kendall and the surrounding communities, including Pinecrest, Glenvar Heights, South Miami, and Cutler. If you’re planning a Kitchen Remodeling in Kendall alongside your addition, our kitchen team works under the same roof and the same permits. No trip charge inside the county, and we’ll come out for a free second opinion on any written estimate you’ve received.
Serving Kendall, FL - Our Local Coverage Area
We’re based in the Kendall 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 - Home Additions & ADU in Kendall
Most Kendall additions start within two to four weeks of the signed contract once permits are submitted, though Miami-Dade permit review can add time depending on the scope. We pull permits on every eligible job and sequence the work so weather-sensitive phases wrap before hurricane season. Call (877) 610-1318 and we’ll give you a week-by-week schedule in writing, not a vague timeline.
Yes. We work throughout the 33156 ZIP, including Continental Park, the Falls, and the neighborhoods around Killian Drive and Kendall Drive. We know the difference in housing stock block by block, and we’ll quote your exact street, not a countywide average. A written estimate for your specific Kendall home is free.
If an inspection reveals a structural problem mid-project, we stop and put the fix in writing before touching it. We don’t keep building and bill you after. Kendall’s mix of pre-Andrew and post-Andrew construction means we find surprises, and we handle them with a written change order, not a phone call saying the price went up. Call (877) 610-1318 to talk through what you’re seeing.
Kendall addition pricing is close to Pinecrest and South Miami, generally $45,000 to $130,000 for a room addition and $90,000 to $220,000 for a new detached ADU. The HVHZ requirements apply to all of Miami-Dade, so the product approval costs don’t disappear across a city line. What changes is lot size and setback constraints, which we handle specific to your Kendall parcel. A free estimate gives you exact numbers for your house.
Every Barrett & Sons addition and ADU in Kendall is backed by our written 90-Day Done Right Promise. If it’s not done right, Tom Barrett comes back and makes it right, one call. We also pass through manufacturer warranties on products like Simonton, CGI, and PGT, and we put all of it in your contract before work starts. Call (877) 610-1318 to schedule a free estimate and see the warranty language for yourself.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Kendall and surrounding Miami-Dade communities since 1998.