Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterFast, Reliable Home Additions & ADU Across Three Lakes
Adding square footage or a detached ADU to a Three Lakes home is a $45,000 to $130,000 decision, and the contractor you choose matters more in this ZIP code than almost anywhere else in Florida. Three Lakes sits entirely within 33186, inside Miami-Dade County’s High-Velocity Hurricane Zone, which means every new wall, roof tie-down, window unit, and exterior door we install has to carry a current Miami-Dade Notice of Acceptance number or it fails inspection. Our Home Additions & ADU team knows the county review process, the HVHZ product rules, and the oolitic limestone under your yard because we build here every week. Call (877) 610-1318 and we’ll walk your addition from first sketch to signed final inspection.
Why Barrett & Sons Construction Is Three Lakes’s Preferred Home Additions & ADU Company
Tom Barrett started this company in 1998, and the way we run a Three Lakes addition hasn’t changed since: every scope in writing, every allowance in writing, every change order in writing. We’re not a national outfit that quotes one number on the phone and shows up with another. The crew on your Three Lakes job site will answer to Tom’s sons, and Tom publishes his name, his address, and his license number so you can look him up before you sign anything.
Three Lakes homeowners tell us the same story: they had a contractor who said permits were “optional” and then walked. We pull permits on every eligible Three Lakes addition and ADU, and the county inspector signs off before we call the job done. The permit inspector works for you, not for me, and that’s why I like him.
Our Home Additions & ADU in Three Lakes customers also know we answer the phone. A live person picks up 24/7, not a voicemail box and not an out-of-state call center. If you’re adding a second story near Country Walk or converting a garage off SW 137th Avenue, you’ll get Tom or one of his sons when you call.
Our Home Additions & ADU Services in Three Lakes
ADU Design & Permitting
Miami-Dade’s ADU rules changed in recent years, and Three Lakes lots often have setback and impervious-surface limits that surprise people who read generic Florida guidance online. We handle the county paperwork, the HVHZ product approvals, and the structural drawings, then build the unit to match what was actually submitted. A detached ADU in Three Lakes generally runs $90,000 to $220,000 depending on size, utilities, and finish level.
Garage Conversion ADU
Many Three Lakes homes were built in the late 1980s and mid-1990s with attached two-car garages on concrete slabs. Converting that square footage into a rentable ADU runs $30,000 to $80,000 and usually doesn’t require new foundation work, but it does require careful tie-down review because the original garage slab and walls may not meet current HVHZ uplift requirements. We check that before we quote, not after we open the wall.
New Detached ADU
A ground-up detached ADU in Three Lakes means excavation into the same porous limestone shelf that makes this area’s water table rise to within 2 to 4 feet of grade in summer. Footer depth and dewatering plans have to be right on day one, and we plan for that before the first machine arrives. Budget $90,000 to $220,000 for a fully permitted detached unit with its own utilities and a Three Lakes Roofing system.
Junior ADU & Interior Conversion
If you have an underused den, a split bedroom wing, or a large laundry room with its own entrance, a junior ADU or interior conversion can add a private living space without expanding the footprint. In Three Lakes, these often become the in-law suite or the college-return suite. Pricing follows the overall home addition range of $45,000 to $130,000 depending on whether you’re adding plumbing and a small kitchen or just partition walls and an entrance.
We also handle full Kitchen Remodeling in Three Lakes when an addition includes a kitchenette or full kitchen, and our Bathroom Remodeling in Three Lakes crew often works alongside the addition team on en-suite baths.
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.
Trusted Brands We Service in Three Lakes
When we finish an addition or ADU in Three Lakes, the materials carry names you can look up. We install Schluter waterproofing systems in wet areas, Sterling fixtures where quality matters more than showroom shine, and Grohe faucets when a client wants German engineering without the mystery-brand markup. We keep common replacement parts and finishing materials stocked so a punch-list item doesn’t sit for two weeks waiting on a truck from Georgia. If it goes into your Three Lakes home, it’s a brand with a warranty and a spec sheet, not whatever was left on the van.
Common Home Additions & ADU Problems We See in Three Lakes Homes
- Post-Andrew construction hitting end-of-life. Most Three Lakes homes were rebuilt or substantially repaired between 1992 and 1996 under the toughest wind codes in the country. Thirty years later, the tie-downs, strapping, and roof-to-wall connections on those homes are aging out just as owners want to add square footage. Any addition has to integrate with that original post-Andrew framing, and we inspect those connections before we quote.
- Miami-Dade NOA product confusion. Out-of-area contractors routinely show up in 33186 with Florida-statewide-approved windows and roof products that don’t carry a current Miami-Dade Notice of Acceptance number. The county rejects them at inspection, and the homeowner eats the re-order and the delay. We verify NOA numbers before anything gets ordered.
- Water table surprises during excavation. Three Lakes sits on flat oolitic limestone at the edge of the Everglades, and summer groundwater can sit just 2 to 4 feet below grade. Addition footers, ADU slab prep, and any underground utility work almost always require active dewatering. A contractor who hasn’t built in this exact soil loses days and leaves a mess.
- CBS anchoring mistakes. Three Lakes housing is predominantly concrete block and stucco, not wood frame. Anchoring new walls, roof members, or ledger boards to CBS requires different fasteners and drilling methods than the wood-frame work common one or two counties north. Get that wrong and the inspector stops the job, not just the crew.
Pricing for Home Additions & ADU in Three Lakes, FL
A full home addition in Three Lakes runs $45,000 to $130,000, and a ground-up detached ADU runs $90,000 to $220,000. Garage conversions fall between $30,000 and $80,000. The spread comes down to whether you’re adding a bedroom with a bath versus a second story, whether the slab needs dewatering during excavation, and whether your 1990s CBS structure needs tie-down upgrades before the new work ties in. We give you a written line-item quote before work starts, and every change arrives as a written change order before it touches the job. No surprise invoices at the end. Call (877) 610-1318 to schedule a free estimate for your Three Lakes addition or ADU.
We Also Serve Cities Near Three Lakes
Our Three Lakes crews regularly work just across the community lines in The Crossings, Country Walk, The Hammocks, and Kendale Lakes. Same Miami-Dade HVHZ rules, same limestone shelf, same county inspection path. If you’re a few minutes outside 33186, call us and we’ll bring the same written-scope discipline to your job.
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 - Home Additions & ADU in Three Lakes
A home addition in Three Lakes runs $45,000 to $130,000, a detached ADU runs $90,000 to $220,000, and a garage conversion runs $30,000 to $80,000. The exact number depends on square footage, whether you’re adding plumbing, and whether your 1990s CBS home needs tie-down upgrades to meet current HVHZ rules. Call (877) 610-1318 for a written line-item quote, and the estimate is free.
Only if you change the scope, and any change arrives as a written change order before work proceeds. We don’t hand you an allowance surprise at the end because an allowance that isn’t on paper is a surprise waiting for a date. If you approve it in writing, you’ll see it in writing first.
Yes, on every eligible job. Miami-Dade’s HVHZ rules mean permits aren’t optional in Three Lakes, and the last contractor many of our customers used told them they were. The county inspector signs off before we call the job complete, and that inspection protects you, not us.
A garage conversion typically runs 3 to 5 months from permit to final inspection. A ground-up detached ADU runs 5 to 9 months, and a second-story addition runs 6 to 12 months. Three Lakes adds extra time at the permitting stage because of Miami-Dade NOA product review and the county’s inspection backlog, and we build that into the schedule honestly instead of promising a date we can’t keep. Call (877) 610-1318 and we’ll give you a realistic timeline for your specific project.
Every Barrett & Sons job carries our 90-Day Done Right Promise written on the contract. If something isn’t done right, Tom comes back and makes it right with one call. It’s not buried in fine print, and it applies to addition and ADU work in Three Lakes the same as every other job we do.
Ready to talk about your Three Lakes addition or ADU? Call (877) 610-1318 now for a free estimate. A live person answers, 24/7.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Three Lakes, FL and surrounding Miami-Dade communities since 1998.