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 Three Lakes
A full kitchen remodel in Three Lakes, FL typically runs $14,000 to $45,000, with cabinet installation alone ranging $4,000 to $13,000. The biggest variable isn’t the finishes you pick. It’s what we find when walls open up. Barrett & Sons Construction has been opening kitchen walls since 1998, and we’ve learned exactly what the late-1980s and 1990s CBS homes in this part of Miami-Dade County hide behind the drywall. Call (877) 610-1318 if you want a straight answer about your house before you sign anything.
We work throughout the 33186 ZIP code, from the neighborhoods around SW 125th Ave down into the townhome and villa communities west of the Turnpike. You’ll see Tom Barrett or one of his sons on-site most days, not a project manager who visits twice a week.
Why Barrett & Sons Construction Is Three Lakes’s Preferred Kitchen Remodeling Company
Homeowners in Three Lakes didn’t ask for a contractor who disappears after the check clears. They got burned once already. That’s why we answer our own phone at (877) 610-1318, day or night, and why every quote includes a written scope, written allowances, and a change order process Tom will explain before you shake hands with him.
Our reputation here wasn’t built in a marketing meeting. It’s built at the Kendall, Hammocks, and Three Lakes hardware stores, where Tom runs into customers from five or ten years ago. The permit inspector works for you, not for me, Tom likes to say. We pull permits on every eligible Three Lakes remodel, and the inspector signs off before we call the job done. You can look up our license number anytime. Tom publishes it. His name and address too. Most contractors in this county won’t do that.
Every Barrett & Sons kitchen remodel in Three Lakes comes with the written 90-Day Done Right Promise. If something isn’t right, one call brings Tom back. Not a voicemail. Not a “we’ll get back to you.” Tom lives twenty minutes away. If something’s wrong, he wants to know about it before you tell your neighbors.
Our Kitchen Remodeling Services in Three Lakes
Here’s what we handle most often for Three Lakes homeowners. Every one of these gets the same written scope, same permit pull, same inspection sign-off, and the same 90-Day Done Right Promise.
Full Kitchen Remodeling
A full Kitchen Remodeling job in Three Lakes means rethinking everything from layout to lighting. Most of the homes here were built between 1988 and 1996. The kitchens are workable but tight, the cabinet boxes are particleboard, and the electrical isn’t close to what a modern kitchen needs. We handle demolition, structural work to CBS walls (yes, it’s different from wood frame), new electrical, plumbing, drywall, cabinetry, countertops, flooring, and finish details. One team, one written scope, one inspection at the end.
Cabinet Installation & Refacing
Cabinet installation in Three Lakes runs $4,000 to $13,000 depending on whether you’re installing stock boxes or full custom. Refacing is a smart middle path if your cabinet boxes are still square. We’ll tell you honestly whether refacing makes sense. Sometimes the boxes have absorbed thirty years of humidity from the Everglades edge and refacing is throwing good money after bad. We’d rather talk you out of a job than take one that fails in three years.
Kitchen Design & Layout
Every Three Lakes kitchen remodel starts with a design conversation on site, not a software template. Tom and his sons walk the existing space with you, measure everything, and sketch the options in person. The older CBS homes here have load-bearing block walls in places you wouldn’t expect. Moving a sink means cutting into the slab and dealing with the water table. Moving a wall means understanding where the tie-downs are. The design has to account for the house, not just the Pinterest photo.
Backsplash, Tile & Flooring
Backsplash installation in Three Lakes generally runs $800 to $2,500. Tile and flooring work runs from simple ceramic near the range up to full porcelain or natural stone across the kitchen floor. The humidity and shifting water table under the oolitic limestone here can crack a poorly laid floor in two years. We don’t install it if the substrate isn’t right. If we find a slab issue when we open the floor, you’ll see it in the written change order before any extra work starts.
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 Three Lakes
We carry and install brands you can look up: KraftMaid and Cambria in kitchens, PGT and CGI for Three Lakes Windows & Doors, GAF and CertainTeed on roofs, Belgard and Techo-Bloc on hardscapes. For Three Lakes specifically, we stock and order PGT and CGI impact units because they carry current Miami-Dade NOA product numbers already filed with the county. You won’t wait six weeks for a reorder because a salesman spec’d a statewide Florida product that can’t pass inspection here. If we’re updating a kitchen window or sliding door as part of your remodel, we spec NOA-listed product from the first day.
Common Kitchen Remodeling Problems We See in Three Lakes Homes
Every city has its own failure patterns. Here’s what we find in Three Lakes, FL:
- Non-NOA windows and doors. A contractor quotes a kitchen opening relocation using standard Florida-approved windows. Miami-Dade inspection fails it. Now you’re reordering, and the reorder comes out of your pocket. We only spec NOA product here from day one. This is the single most common and most expensive mistake out-of-area contractors make in Three Lakes.
- The high water table under the slab. Three Lakes sits on flat oolitic limestone at the suburban edge of the Everglades. The seasonal water table rises to 2 to 4 feet below grade in summer. Cut into the slab to move a sink or add an island drain without planning for dewatering, and you’re standing in water. The homeowner who hired a county-wide contractor without Three Lakes experience paid for a sump pump rental and three extra days of standing water. We price dewatering into the scope when it’s needed.
- Post-Andrew framing and tie-down issues. Much of what stands in Three Lakes today was rebuilt or heavily repaired between 1992 and 1996 under post-Hurricane Andrew codes. Now, thirty years on, that first wave of reconstruction is hitting replacement age simultaneously. When we open a 1990s CBS kitchen wall, we often find undersized framing, rotted sills from old window leaks, or missing hurricane tie-downs. The current HVHZ code requires upgrades once the wall is open. We document the condition, write the change order, and get your written sign-off before we touch structural work.
- Stucco patch mismatch on CBS block. The concrete block homes throughout 33186 have a specific stucco texture. A bad patch looks exactly like a patch. We know the local stucco applications well enough that the repair blends. It’s one of those things that only matters in a place built this way.
Pricing for Kitchen Remodeling in Three Lakes, FL
A typical full kitchen remodel in Three Lakes runs $14,000 to $45,000. Small kitchen remodels run $9,000 to $20,000. Here’s the line-item breakdown for the work we handle most often:
| Service | Three Lakes Price Range |
|---|---|
| Full Kitchen Remodeling | $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 |
What moves the number most in Three Lakes is what’s behind the walls, not what’s going on top of them. Outdated wiring, missing tie-downs, a rotted window header, a water table that shows up during slab work. That’s why every Barrett & Sons scope includes written allowances for unforeseen conditions. An allowance that isn’t on paper is a surprise waiting for a date. If we need to adjust, you get a written change order first. No surprises at the final invoice. Call (877) 610-1318 to schedule a free estimate, and we’ll walk your kitchen with you before anyone writes a number.
We Also Serve Cities Near Three Lakes
Beyond Three Lakes, our crews work throughout southwest Miami-Dade, including The Crossings, Country Walk, The Hammocks, and Kendale Lakes. Each of those neighborhoods has its own housing patterns, but the same NOA and post-Andrew code issues apply throughout the area. Learn more about how we approach Kitchen Remodeling in Three Lakes and the surrounding communities.
Serving Three Lakes, FL - Our Local Coverage Area
We’re based in the Three Lakes area and know this community well, from Roofing - Three Lakes jobs to full remodels. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs - Kitchen Remodeling in Three Lakes
Yes. Every window and exterior door installed in Three Lakes must carry a current Miami-Dade Notice of Acceptance (NOA) product number, logged with the county. This is an approval layer that exists only in Miami-Dade and Broward counties. Contractors using standard Florida statewide products fail inspection here and trigger reorder delays. We spec NOA-listed PGT and CGI units from day one, so you never pay for someone else’s reorder mistake. Call (877) 610-1318 and we’ll check your project against the NOA database before you spend a dime.
Because in Three Lakes, the unseen conditions are predictable: missing hurricane tie-downs in post-Andrew rebuilds, rotted sills from old window leaks, water table issues under the slab, and electrical that can’t pass current code. An allowance is a written, agreed price band for work we can’t fully see until demo starts. The key is ours is written into the contract, and any usage of the allowance comes to you as a written change order before work proceeds. If your contractor won’t put the allowance on paper, that’s the answer. Estimates are free at (877) 610-1318.
We plan for it before the saw touches the slab. The water table under Three Lakes rises to 2 to 4 feet below grade in summer. Any slab cut for a new drain line may require active dewatering, sometimes through a sump pump and discharge setup. We inspect the site conditions during the estimate, price dewatering into the scope when it’s warranted, and execute it with the same permit under which the plumbing work is inspected. If a contractor quotes a slab cut without mentioning the water table, they’ve never worked this part of Miami-Dade.
Yes. The CBS homes in Three Lakes were built with a specific stucco application, and we match it. Block wall stucco patching is routine for us because we’ve done it on dozens of 33186 homes from the late ’80s and ’90s. The patch, the cure time, the final texture, and the paint blend all have to be right or the patch reads as a patch. We handle window and door replacements in kitchens frequently, and offer Fence Installation in Three Lakes as well - the stucco repair is always part of the written scope, never an afterthought.
We pull permits on every eligible job, including cosmetic remodels when the scope makes them applicable. Some cosmetic work in Miami-Dade doesn’t require a permit, but as soon as we open a wall, touch electrical, move plumbing, or alter structure, the permit is required, and we get it. The recent wave of post-Andrew 1990s homes hitting replacement age means many “cosmetic” Three Lakes remodels become structural the moment demo starts. You’ll know before we start. The permit inspector works for you, not for me. That’s a feature, not a burden. Call (877) 610-1318 and we’ll tell you straight what your job triggers.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Three Lakes and southwest Miami-Dade since 1998.