Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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After
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AfterFast, Reliable Home Additions & ADU Across Ojus
A home addition in Ojus runs anywhere from $45,000 for a basic room bump-out to $130,000 for a second-story addition, while ADU construction typically lands between $90,000 and $220,000 depending on whether you’re converting a garage or building a detached unit from scratch. The cost swings on one thing more than any other: Ojus sits in unincorporated Miami-Dade County, which means your permit runs through the county’s High-Velocity Hurricane Zone process rather than a small municipal building department. That single fact shapes timelines, materials, and final pricing in ways we’ll lay out plainly below. If you’re planning an addition or ADU here, call (877) 610-1318 and we’ll walk your property with you before you spend a dime.
We’re Barrett & Sons Construction, and our Home Additions & ADU crews work in Ojus every week. Tom Barrett started this company in 1998, and his sons still run the crews. We know the difference between a 1960s CBS flat-roof in Ojus and a newer build in Aventura, and we quote accordingly.
Why Barrett & Sons Construction Is Ojus’s Preferred Home Additions & ADU Company
Tom Barrett publishes his name, address, and license number. Look them up before you sign anything. That’s not a slogan; it’s how we’ve operated in communities like Ojus for nearly three decades, and it’s why homeowners between 50 and 70 who have already been burned by a national outfit tend to find us and stay.
Every Ojus project gets a written scope, written allowances, and written change orders. An allowance that isn’t on paper is a surprise waiting for a date. The permit inspector works for you, not for me; that’s why I like him. Those aren’t lines we repeat for marketing; they’re the rules Tom’s sons follow on every Ojus job site.
Calls are answered by a live person, 24/7. Not a voicemail box, not an out-of-state call center. If you call about an ADU in Ojus at 7:00 on a Saturday evening, someone from our South FL coordinating office picks up. We serve Ojus locally, and we answer like locals.
Our Home Additions & ADU Services in Ojus
Ojus housing stock is dominated by 1950s through 1970s concrete block structure homes. That matters for every service below: older CBS walls don’t always tie into modern roof systems the way current Miami-Dade code requires, so we plan for hurricane strapping and NOA-rated materials from the first site visit, not as a change order surprise.
ADU Design & Permitting
Ojus sits in unincorporated Miami-Dade County, so every ADU permit goes through Miami-Dade’s Building Department, not a city hall. That means longer lead times on inspections than across the line in North Miami Beach. We file everything ourselves, track the queue, and show up for every county inspection with the right NOA paperwork in hand.
Design here also has to account for FEMA flood zones. Portions of Ojus sit in Special Flood Hazard Zones, and if your ADU touches one, base flood elevation requirements affect foundation height, electrical placement, and final cost. We map that before we draw anything.
Garage Conversion ADU
Garage conversions in Ojus typically run $30,000 to $80,000. The wide spread comes down to whether your garage slab already meets flood elevation and whether the existing walls need hurricane retrofitting. Many Ojus garage slabs from the 1960s and 70s do not, and that’s a straightforward fix we quote up front.
Because Ojus homes predate the post-Hurricane Andrew code overhaul, garage conversions almost always trigger mandatory upgrades to straps, secondary water barriers, and impact-rated openings. We pull those permits and install those upgrades; we don’t call them optional.
New Detached ADU
A new detached ADU in Ojus runs $90,000 to $220,000. Larger units at the top end include full kitchens and baths we also handle through our Kitchen Remodeling in Ojus and Bathroom Remodeling in Ojus teams. On the materials side, we specify brands like Schluter for waterproofing and Sterling for fixtures so you can look up exactly what goes into your walls.
New construction on Ojus’s flat limestone substrate requires engineered fill and sometimes pilings depending on your lot. We test before we quote. No surprises.
Junior ADU & Interior Conversion
A junior ADU, often an interior conversion of a spare bedroom or attached suite, costs less than a full detached unit and typically falls in the $45,000 to $90,000 range in Ojus. The county still requires its permits and inspections, but the footprint stays within existing walls, which often avoids some of the flood elevation triggers that add cost to detached projects.
In Ojus’s older CBS homes, interior conversions frequently reveal spalling concrete or corroded fasteners from decades of humidity. We address that as part of the written scope, not as a surprise invoice.
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 Ojus
For Ojus additions and ADUs, we install materials that carry Miami-Dade County Notice of Acceptance numbers. That’s non-negotiable under HVHZ rules, and it’s why we use Schluter for shower and wet-area waterproofing, Sterling fixtures, and GAF roofing membranes where an addition ties into existing roof lines. These are brands you can research before you sign, not mystery products off a van.
Common Home Additions & ADU Problems We See in Ojus Homes
After years of working on Ojus properties, we see the same four issues repeat. Knowing them before you start saves money and arguments:
- Flat-roof CBS homes from the 1960s lack secondary water barriers. The original built-up tar roofs predate HVHZ requirements, and when we tie an addition into that roof, the entire roof assembly often has to be brought up to current code. That’s a real cost we show you in writing before work begins.
- Hurricane strapping is missing or corroded. Homes built before 1992 in Ojus rarely have the continuous load path Miami-Dade now requires. Any substantial addition triggers retrofit requirements. We don’t skip them, and we don’t bury them.
- FEMA flood zone complications surface late. Because Ojus is inland but low-elevation, parts of the 33160 ZIP sit in Special Flood Hazard Zones. A lot that looks dry can demand flood vents, elevated electrical, or raised slab height once the county reviews it. We check flood maps before quoting.
- Spalling concrete block from humidity and age. South Florida’s ambient moisture corrodes rebar inside older CBS walls, causing spalling. When we cut into an Ojus wall for an addition, we often find it. Addressing it is part of our written scope, not a headline change order later.
Pricing for Home Additions & ADU in Ojus, FL
You should know actual Ojus numbers before you talk to anyone. A room addition runs $45,000 to $130,000. A garage conversion ADU runs $30,000 to $80,000. A new detached ADU runs $90,000 to $220,000. A junior ADU or interior conversion typically falls between $45,000 and $90,000. These are Ojus market ranges we’ve calibrated from our own completed projects and current material pricing, and they assume county permits, inspections, and NOA-rated materials.
What moves your number within those ranges? Flood zone and base flood elevation status, whether your existing slab and walls can support the addition, roof assembly condition, and how much hurricane retrofitting the county requires. We give you a written line-item quote so you see exactly where every dollar goes. Call (877) 610-1318 for your free estimate; we’ll walk the property and map the actual constraints before we ask you to sign anything.
We Also Serve Cities Near Ojus
Beyond Ojus, our crews cover North Miami Beach, Sunny Isles Beach, Aventura, and Hallandale Beach. The county rules are the same across the unincorporated line, but each municipality has its own inspection culture and lead times, and we’ve learned them all. If you’re a few blocks over the Ojus line, the conversation starts the same: call (877) 610-1318, and Tom or one of his sons will come look at your property.
Serving Ojus, FL - Our Local Coverage Area
We’re based in the Ojus 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 Ojus
We can usually get to an Ojus property within a day or two of your call, sometimes same-day if our crew is already working nearby on Biscayne Boulevard or West Dixie Highway. Call (877) 610-1318 and a live person will schedule it on the spot. Estimates are free, and there’s no trip charge inside the county.
Only if you change the scope, and every change arrives as a written change order before any work happens. We don’t do surprise invoices at the end. Every allowance, every scope item, every price change is on paper first. An allowance that isn’t on paper is a surprise waiting for a date, and we don’t work that way.
Yes, every eligible job gets permits pulled and inspections signed through Miami-Dade County’s Building Department. Ojus is unincorporated, so your permit doesn’t go through a city hall; it goes through the county’s centralized system. We handle that queue for you and show up for every inspection with the right NOA paperwork.
Ojus pricing runs roughly the same as nearby cities for materials and labor, but county permitting and inspection lead times can add a few weeks compared to smaller municipal systems across the line in Aventura. Because we plan around those queues, the added time doesn’t translate to higher labor costs on our end. Call (877) 610-1318 for an exact quote; we’ll break it down in writing.
Every completed job is backed by our written 90-Day Done Right Promise. If something’s not done right, one call brings Tom back to make it right. That’s written on every contract, not buried in fine print, and it applies to every addition and ADU we build in Ojus.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Ojus and surrounding Miami-Dade communities since 1998.