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 Westwood Lake
If you live in Westwood Lake, you already know the math: a three-bedroom CBS ranch from the 1970s doesn’t stretch the way it used to, and selling means trading a neighborhood you love for a bidding war somewhere farther out. A home addition or ADU in Westwood Lake typically runs $45,000-$130,000 for a room or second-story addition, and $90,000-$220,000 for a new detached ADU, with garage conversions landing between $30,000-$80,000. We’re Barrett & Sons Construction, and we’ve spent nearly three decades helping homeowners here add square footage without adding headaches. Call (877) 610-1318 and we’ll walk the property with you, look at the slab, the roof tie-downs, and the setback lines, and tell you straight what’s possible and what it costs.
Why Barrett & Sons Construction Is Westwood Lake’s Preferred Home Additions & ADU Company
Tom Barrett puts his name on the truck and his sons run the crews. That’s not a slogan; it’s how we’ve worked since 1998, and it’s why homeowners in 33165 keep calling us back when they’re ready to build. Our Home Additions & ADU team knows what a Westwood Lake property actually requires before the first permit gets pulled.
The homes here aren’t like the wood-frame stock you’ll find a few miles north. Westwood Lake sits inside Miami-Dade County’s High Velocity Hurricane Zone, which means every addition we frame, every tie-down we install, and every window we set has to carry a Miami-Dade Notice of Acceptance. We’ve done enough work in this neighborhood to know which products pass inspection on the first visit and which ones the inspector will flag before he even gets out of the truck. That local knowledge saves you weeks and thousands of dollars.
We answer our own phone, we show up when we say we will, and every price change arrives as a written change order before a single nail moves. You’ll know exactly what you’re paying before we spend it. That’s how a contractor should work, and it’s why our customers on the west side of the lake keep recommending us to their neighbors.
Our Home Additions & ADU Services in Westwood Lake
ADU Design & Permitting
Before any concrete gets poured in Westwood Lake, the plans have to clear Miami-Dade’s permit review, and that process is unforgiving. We handle the full design and permitting package: site surveys, HVHZ compliance drawings, energy calculations, and the county submittal. We’ve shepherded enough ADU permits through this specific building department to know which details they scrutinize hardest on CBS homes, and we build those details into the drawings from day one.
Garage Conversion ADU
Most Westwood Lake garages from the 1960s and 1970s were built on the same slab as the house, which is good news for conversion costs. But they also tend to have flat roofs with old tie-downs and no moisture barrier under the slab. A garage conversion here runs $30,000-$80,000 depending on whether you’re adding a bathroom, upgrading the electrical panel, or re-roofing the whole structure to current HVHZ standards with our Westwood Lake Roofing crew. We’ll tell you upfront which upgrades the inspector will require and which ones are optional.
New Detached ADU
A ground-up ADU in Westwood Lake means excavation, and excavation here means groundwater. The water table on the west side of the CDP often sits just 2-4 feet below grade, so we schedule pours around the rain and plan for dewatering on nearly every footing. A new detached ADU typically runs $90,000-$220,000 depending on size, finish level, and site access. We pull the permits, manage the inspections, and hand you a finished structure that meets every HVHZ fastening and wind-load requirement.
Junior ADU & Interior Conversion
Sometimes the best addition in Westwood Lake is already inside your footprint. We convert attached garages, enclosed patios, and underused den spaces into legal junior ADUs with their own entrance, kitchenette, and bath. On CBS homes from this era, interior work usually moves faster because the perimeter walls are already solid masonry; it’s the openings and the mechanical runs that take careful planning. Expect $45,000-$80,000 for a well-finished interior conversion with separate metering.
Room Additions & Second Story Additions
Adding a bedroom or bump-out on a 1960s Westwood Lake ranch requires tying new slab work into an old foundation, and we’ve learned the hard way that the old concrete isn’t always as true as it looks. We core-test, dowel, and key the new pour properly. Second-story additions run higher, often $100,000-$130,000, because the existing block walls need vertical reinforcement and a new roof system that ties into the old one under full HVHZ uplift loads.
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 Westwood Lake
We install materials you can look up and verify, not mystery brands off a van. On Westwood Lake additions and ADUs, we regularly specify Andersen and Marvin windows for impact compliance, GAF and CertainTeed roofing under the NOA, and Belgard or Techo-Bloc pavers where exterior work touches the addition. We keep relationships with local Miami-Dade suppliers so lead times on HVHZ-rated windows and doors stay as short as this market allows. If you’re planning a Kitchen Remodeling in Westwood Lake as part of your addition, we’ll spec KraftMaid and Cambria the same way, with written allowances before any order goes out.
Common Home Additions & ADU Problems We See in Westwood Lake Homes
- Shallow groundwater invading footings and slabs. The water table near the lake and the eastern Everglades fringe is unusually high, which means below-grade work on the west side of 33165 gets wet fast. We plan for dewatering, sleeve the utilities correctly, and never pour on saturated ground.
- Pre-1992 roofs that don’t meet current HVHZ uplift standards. If your Westwood Lake home still has its original flat or low-slope roof from the 1960s or 1970s, any permit review will flag the tie-downs. We integrate the roof upgrade into the addition scope so you’re not paying for it twice.
- Jalousie windows and un-reinforced openings that fail wind-load review. Those original louvered windows were never compliant, and the county knows it. Any permitted addition triggers a look at existing openings, and we factor replacement into the estimate before you sign.
- Slab moisture and efflorescence on the original CBS construction. Westwood Lake’s saturated soil pushes moisture up through older slabs that predate modern vapor barriers. When we tie new work into an old floor, we test and remediate first so your new flooring doesn’t cup or delaminate in year one.
Pricing for Home Additions & ADU in Westwood Lake, FL
Let’s talk real numbers for Westwood Lake. A straight room addition on a slab-on-grade lot here runs $45,000-$90,000. A second-story addition lands between $100,000-$130,000. Converting an existing garage into a legal ADU costs $30,000-$80,000, while a new detached ADU starts around $90,000 and goes to $220,000 depending on size, finishes, and site conditions. Every one of those ranges includes permits, inspections, and our written 90-Day Done Right Promise. What moves the number? Groundwater handling, roof upgrades triggered by permit review, electrical service capacity, and the finish level you choose. You’ll get a written line-item estimate before you commit to anything. Call (877) 610-1318 and we’ll put it on paper.
We Also Serve Cities Near Westwood Lake
Our crews work throughout the western Miami-Dade corridor, so if you’re in Olympia Heights, Sweetwater, University Park, or Sunset, we can help with your Home Additions & ADU in Westwood Lake and surrounding areas. The same permits, same pricing structure, same owner on site. And if your addition includes a bath, we also handle Bathroom Remodeling in Westwood Lake under the same contract.
Serving Westwood Lake, FL - Our Local Coverage Area
We’re based in the Westwood Lake 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 Westwood Lake
A room addition in Westwood Lake runs $45,000-$90,000, a second-story addition $100,000-$130,000, a garage conversion ADU $30,000-$80,000, and a new detached ADU $90,000-$220,000. These ranges include the HVHZ compliance work that Miami-Dade requires on CBS homes from the 1960s and 1970s, which means your final number will likely reflect some roof, Windows & Doors - Westwood Lake, or tie-down upgrades triggered by permit review. Call (877) 610-1318 for a written line-item estimate. It’s free and it’s honest.
Most room additions in Westwood Lake take 10-16 weeks from permit issuance to final inspection, while a new detached ADU runs 5-8 months. The biggest scheduling variable here is the June-October rainy season: saturated ground on the lake’s west side shortens exterior pour and stucco windows, and we build that into the timeline rather than promise a date we can’t keep. We’ll give you a written schedule with the estimate.
Only if you change the scope, and even then, only after you sign a written change order. That’s our rule, and it’s written on every contract. In Westwood Lake, where permit-triggered upgrades like roof tie-downs or impact windows can surface during plan review, you’ll know the full cost before we pull the permit, not after. If the inspector requires something we didn’t anticipate, you’ll see it in writing and approve it before we proceed.
Every eligible job gets permits pulled and inspections signed, no exceptions. Westwood Lake sits in Miami-Dade’s HVHZ, which has the strictest wind-load code in the continental US, and any contractor who tells you permits are optional is gambling with your insurance coverage. We welcome the permit inspector; he works for you, not for me. That’s why we like him.
Every completed project carries our written 90-Day Done Right Promise: if something isn’t done right, one call brings Tom back to make it right. Beyond that, the materials we install carry their own manufacturer warranties, and because we use named brands like Andersen, Marvin, GAF, and CertainTeed, you’ll be able to file a claim without chasing a ghost. Call (877) 610-1318 and ask us anything about how we back our work in Westwood Lake.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Westwood Lake and the surrounding Miami-Dade communities since 1998.