Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterFast, Reliable Kitchen Remodeling Across Kendale Lakes
A full kitchen remodel in Kendale Lakes typically runs $14,000 to $45,000, and the single biggest factor in that range isn’t granite versus quartz. It’s whether the contractor includes the Miami-Dade High Velocity Hurricane Zone (HVHZ) code upgrades that any permitted job triggers. We’re Barrett & Sons Construction, and we’ve been working in Kendale Lakes long enough to know exactly what the inspectors will flag before we open the first wall. Call (877) 610-1318 to schedule a free estimate, and we’ll walk you through what a compliant quote includes that a cheap one leaves out.
Why Barrett & Sons Construction Is Kendale Lakes’s Preferred Kitchen Remodeling Company
Tom Barrett founded this company in 1998, and he still puts his name, address, and license number on every contract. That matters in Kendale Lakes because this community was built out almost entirely in the 1970s and 1980s, which means the housing stock is now 40 to 50 years old and sitting inside the strictest building code jurisdiction in the country. The last contractor many Kendale Lakes homeowners used told them permits were optional. We pull permits on every eligible job, and the inspector works for you, not for me.
Our Kitchen Remodeling team includes Tom’s sons, who run crews across the 33183 ZIP code from SW 112th Avenue to the lake-edge streets off Kendale Lakes Boulevard. Calls are answered by a live person, 24/7, not an out-of-state call center. When you call us about a kitchen remodel near the Country Walk area or over by the Miccosukee Golf & Country Club, you’ll talk to someone who knows exactly which streets have the original 1979 top-plate anchors that fail current wind-load standards.
Every price change arrives as a written change order before work proceeds. An allowance that isn’t on paper is a surprise waiting for a date. And every completed job carries the 90-Day Done Right Promise: if it’s not done right, one call brings Tom back. That’s the difference between hiring a contractor who lives twenty minutes from your street and a franchise that dispatches strangers.
Our Kitchen Remodeling Services in Kendale Lakes
Full Kitchen Remodeling
A full gut-and-rebuild kitchen in Kendale Lakes means more than new cabinets and counters. Because this community sits in Miami-Dade’s HVHZ, any permitted Kitchen Remodeling in Kendale Lakes job that touches exterior walls or openings triggers mandatory impact-rated window upgrades and engineered roof-to-wall connections. We scope those in writing before the first nail moves, so the number we quote is the number you pay. Typical full remodels here run $14,000 to $45,000, with the code-compliance line items called out separately on every estimate.
Kitchen Design & Layout
Most Kendale Lakes tract homes from the 1970s and early 1980s share the same original layout: a closed-off galley kitchen with a load-bearing wall separating it from the dining area. When we open that wall to create an open-concept kitchen, we have to engineer the header point to current HVHZ strapping details. That’s not optional. On a 1979 CBS home near the lakes off SW 112th Avenue, our crew found the original top-plate anchors weren’t strapped to the block per current Miami-Dade code. We installed a Simpson CS16 strap at the new header, got the engineering letter filed, and the inspection sign-off was recorded before we closed the wall. That step protected the homeowner’s wind-mitigation insurance credits.
Cabinets & Countertops
We install KraftMaid cabinetry and Cambria quartz in Kendale Lakes kitchens, and we quote cabinet installation at $4,000 to $13,000 and countertop installation at $2,000 to $6,500 depending on linear feet and material grade. Refacing existing cabinets is a strong option for the 1970s CBS homes in this area where the cabinet boxes are still solid but the faces are worn. For homes near the man-made lakes, we pay close attention to humidity control around cabinet installation because the high water table and Everglades-adjacent air mean wood products need proper acclimation before fastening.
Backsplash, Tile & Flooring
Backsplash installation in Kendale Lakes runs $800 to $2,500, and tile flooring is one of the smartest choices you can make in this climate. The oolitic limestone substrate under most slabs in this area transmits moisture upward, which means certain hardwoods will cup within a few years no matter how well they’re installed. We’ll tell you that before you spend the money. A porcelain tile rated for high-moisture substrates will hold up far better in a 33183 home than wood, and we’ll show you the brands and ratings so you can make an informed call.
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 carry premium-brand depth across every trade we touch, and in kitchens that means KraftMaid and Cambria on cabinets and counters, and Simonton and PGT on any impact-rated windows or doors that a Kendale Lakes kitchen remodel triggers under HVHZ code. PGT WinGuard impact windows are the most common upgrade we install when a kitchen remodel bumps out a window or opens a wall to the exterior. These are materials you can look up, not mystery brands off a van, and we keep local supply relationships so turnaround on Kendale Lakes jobs stays tight.
Common Kitchen Remodeling Problems We See in Kendale Lakes Homes
- Out-of-area contractors who scope the job without HVHZ upgrades. A kitchen remodel across the Broward County line doesn’t require impact-rated windows. In Kendale Lakes, it does. If the quote doesn’t include that line item, you’ll get a surprise change order mid-project or an inspection fail. We write it into the estimate up front.
- 1970s roof-to-wall connections that fail current wind-load standards. Homes built before post-Hurricane Andrew attachment standards took effect in 1994 almost always have substandard ridge and fascia connections. Any kitchen remodel that touches a load-bearing wall in Kendale Lakes can expose these, and the inspector will require them brought to current code before sign-off.
- High water table complicating slab work. Kendale Lakes sits at the western suburban fringe of Miami-Dade, immediately abutting the Everglades drainage basin. Excavation for a kitchen addition or island plumbing reaches standing water within a few feet, and the porous limestone makes dewatering a requirement, not an option.
- Lake-edge lots and DERM review. If your home sits near one of the community’s signature man-made lakes, those lakes are stormwater retention infrastructure, not landscaping. Any soil disturbance, grading change, or impervious surface addition can trigger Miami-Dade DERM wetland buffer review. An out-of-area GC who hasn’t dealt with that layer will stall your permit for weeks.
Pricing for Kitchen Remodeling in Kendale Lakes, FL
Here’s what we charge in Kendale Lakes, in writing. These are the ranges we quote, and the only thing that moves the number is scope, not vagueness:
| Kitchen Remodel Service | Typical Kendale Lakes Price Range |
|---|---|
| Kitchen Remodel (full) | $14,000 – $45,000 |
| Small Kitchen Remodel | $9,000 – $20,000 |
| Cabinet Installation | $4,000 – $13,000 |
| Countertop Installation | $2,000 – $6,500 |
| Backsplash Installation | $800 – $2,500 |
| Kitchen Island Installation | $3,000 – $10,000 |
The biggest cost driver in Kendale Lakes that you won’t see on a generic remodel quote is HVHZ compliance. Impact-rated windows typically add $700 to $1,500 per opening depending on size and product line. Engineered header strapping and top-plate connections add several hundred dollars per wall. A contractor who leaves those out is quoting you a number that cannot pass inspection in this jurisdiction. We quote the real number. Call (877) 610-1318 for a free estimate, and you’ll see it in writing.
We Also Serve Cities Near Kendale Lakes
Our crews work throughout Miami-Dade’s western suburbs. If you live in Kendall West, The Crossings, Three Lakes, or Country Walk, we serve those neighborhoods with the same written-scope discipline and the same 90-Day Done Right Promise. Kendale Lakes is our home turf, but the code requirements we manage here apply to every community in the HVHZ.
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 - Kitchen Remodeling in Kendale Lakes
If you are only swapping cabinet boxes, countertops, and appliances in the exact same footprint with no plumbing, electrical, or structural changes, Miami-Dade typically treats it as a finish upgrade, not a remodel requiring a permit. But the moment you move a sink, add a circuit, open a wall, or change window sizes, you need a permit, and that permit triggers HVHZ compliance review. Call (877) 610-1318 and we’ll tell you which category your job falls into before you spend a dollar.
Because any permitted remodel that touches an exterior wall or opening in Miami-Dade’s High Velocity Hurricane Zone requires existing windows in the work area to be brought up to current impact-rated standards. That’s not a contractor upcharge. That’s the building code. If your kitchen has an original 1970s jalousie or single-pane window and the job scope includes that exterior wall, the inspector will flag it. We put it in writing up front so you’re not surprised by a change order later.
Yes, if the work includes current wind-mitigation features and gets a passing wind-mitigation inspection. Insurers in Florida give credits for impact-rated openings and verified roof-to-wall connections. A kitchen remodel that upgrades the kitchen window to PGT or Simonton impact glass and installs HVHZ header strapping on any opened wall can qualify. Just swapping cabinets and counters without addressing those items won’t move your premium. We’ll tell you which choices your insurance company actually checks.
Because the water table here sits unusually high. Kendale Lakes is at the western edge of Miami-Dade, right against the Everglades drainage basin, and the limestone substrate beneath most lots holds standing water within a few feet of grade. Any excavation for a slab extension, kitchen island plumbing, or new utility runs will hit water. Active dewatering keeps the excavation stable so concrete and footings set properly. Skip it and you’re pouring on mud.
If your work is purely interior and doesn’t move walls, add impervious surface, or disturb soil, the lakes likely won’t affect your permit at all. The DERM wetland buffer review only triggers when you alter lot grading, add exterior square footage, or do ground-disturbing work near the lake edge. For a countertop and island swap inside the existing footprint, you’re fine. We’ll confirm with the county before we scope it so there are no stalls.
If you’re planning a kitchen remodel in Kendale Lakes, call Barrett & Sons Construction at (877) 610-1318. We’ll give you a written, line-item estimate that includes every HVHZ code requirement Miami-Dade will enforce, and we’ll stand behind the work with the 90-Day Done Right Promise. Estimates are free, and a live person answers the phone.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Kendale Lakes and surrounding Miami-Dade communities since 1998.