Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterRemodeling Company in Kendall, FL
Home remodeling in Kendall runs $9,000 – $130,000 depending on whether you’re updating a single bathroom or adding square footage to a pre-1992 CBS tract home. Every project we take on in this market starts with one reality: much of Kendall’s housing stock was built before Hurricane Andrew rewrote the building code, and pulling a permit on older homes triggers Miami-Dade’s High-Velocity Hurricane Zone requirements that don’t apply one county north. We’re Penhallow Remodeling, and we build those code surprises into our written estimates from day one. Call us at (936) 259-2607 to schedule your free estimate.
Kendall homeowners call us because they’ve already learned that a verbal ballpark turns into a different number once demolition starts. We don’t work that way. Our written price, given before any work begins, is the number on your invoice. That’s The Kingswell Way, and it’s how we’ve operated since 2004. Whether you’re in a post-Andrew rebuild near Snapper Creek or a 1970s original off Kendall Drive, we assess the structural starting point, identify the HVHZ upgrades your permit will require, and put the full cost in writing.
Why Kendall Homes Are Different
Kendall sits on the Miami Limestone formation at near-sea level, where the water table can rise to within 12 – 18 inches of grade during the wet season. This effectively rules out basements and makes surface drainage planning essential from the first day of any addition or ground-level renovation. The intense UV, 90%+ summer humidity, and salt air pushed inland from Biscayne Bay degrade exterior finishes at a rate that makes a ten-year-old stucco job look like a quarter-century of wear by inland standards.
The housing stock itself is split down the middle. East and central Kendall are packed with CBS tract homes built in waves from the late 1960s through early 1992, grandfathered under pre-Andrew codes. West Kendall and pockets near the Turnpike saw heavy rebuilding from 1994 through the 2000s with stricter tie-downs and impact glazing already in place. On the same street, a 1988 ranch and a 1997 rebuild can face completely different structural requirements when you pull a permit. Re-roofing or adding square footage to a pre-1994 home almost always triggers a Miami-Dade inspector’s requirement to upgrade roof-to-wall connections to current hurricane-clip standards, a structural retrofit cost that catches homeowners off guard if their contractor didn’t flag it during the estimate phase. We flag it. Every time.
Our Main Kendall Services
Most Kendall homeowners who call us start with one of these three projects, each shaped by the local conditions above.
General Contractor in Kendall
As general contractors in Kendall, we coordinate the full chain of HVHZ-compliant trades, from structural engineers who understand Miami-Dade’s wind-load calculations to installers certified for impact-rated products. We pull permits through the Miami-Dade building department, schedule inspections around their timelines, and make sure every component carries Miami-Dade Product Approval before it reaches your job site. Whether you’re reinforcing roof-to-wall connections on a pre-1992 home or managing a whole-house renovation, we handle the compliance layer so you don’t have to chase paperwork between demo and trim. General Contractor in Kendall
Bathroom Remodeling in Kendall
Bathroom remodels in Kendall face the same moisture management challenges as anywhere in South Florida, but with the added complexity of slab-on-grade construction and limited drainage fall. We design wet-area waterproofing with cement board substrate (the moisture-resistant layer behind your tile) and proper vapor barriers, and we specify fixtures rated for the local water chemistry. A typical Kendall bathroom runs $9,000 – $28,000, with smaller baths starting around $5,000. We install Kohler, Moen, and Toto fixtures, and we put the full scope and price in writing before we remove a single vanity. Bathroom Remodeling in Kendall
Kitchen Remodeling in Kendall
Kitchen remodels are the most common call we get from Kendall homeowners, especially in the pre-1992 stock where the original galley layouts no longer function for how families actually cook and gather. We install KraftMaid and Wellborn cabinetry, Cambria, Silestone, and Caesarstone countertops, and we manage the electrical and plumbing upgrades that come with moving walls or adding islands. A full Kendall kitchen typically runs $14,000 – $45,000, with smaller projects starting at $9,000. Every quote includes a written 365-Day Done Right Promise. Kitchen Remodeling in Kendall
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.
Home Remodeling in Kendall
Home remodeling in Kendall means working within a building environment shaped by Hurricane Andrew’s direct path through this corridor in 1992. The post-Andrew code reset created two distinct construction universes on the same streets: pre-1992 CBS tract homes that trigger mandatory HVHZ upgrades the moment a permit is pulled, and post-1994 rebuilds that already incorporate stricter tie-down and impact-glazing standards. We specialize in navigating that split, identifying which structural starting point we’re working from, and building the compliance costs into our written estimate before work starts. Home Remodeling with Penhallow means no surprises at permit, no change orders for code upgrades we should have spotted in the first walkthrough.
Whole House Remodel
Signs you need it
Your home still has the original 1970s or 1980s floor plan, aluminum wiring, or pre-Andrew roof-to-wall connections that an inspector will flag the moment you pull a permit for any significant work.
What it costs in Kendall
A whole house remodel in Kendall typically runs from $45,000 for targeted room-by-room updates up to $130,000 for extensive reconfiguration with structural modifications and HVHZ compliance upgrades.
How we do it
We start with a structural assessment to determine your home’s code era, engineer any required roof-to-wall connection upgrades, sequence the work to keep you living in place when possible, and coordinate Miami-Dade inspections at rough-in and final.
Home Renovation
Signs you need it
Your kitchen and bathrooms function but feel dated, your stucco shows salt-air degradation, or you’re preparing a pre-1992 home for sale and need to address known code gaps before listing.
What it costs in Kendall
Home renovation projects in Kendall typically range from $9,000 for a small bathroom refresh to $55,000 for a full kitchen overhaul with cabinet replacement and countertop upgrade.
How we do it
We prioritize the highest-impact updates within your budget, specify materials rated for Kendall’s UV and humidity exposure, and deliver a written price that includes any HVHZ product approvals your permit will require.
What Home Remodeling Costs in Kendall
| Item | Typical range in Kendall |
|---|---|
| Small bathroom remodel | $5,000 – $12,000 |
| Bathroom remodel | $9,000 – $28,000 |
| Small kitchen remodel | $9,000 – $20,000 |
| Kitchen remodel | $14,000 – $45,000 |
| Home addition | $45,000 – $130,000 |
Will remodeling my pre-1992 Kendall home trigger mandatory code upgrades?
Yes, almost certainly. Any permit pulled on a pre-1994 Kendall home typically requires roof-to-wall connection upgrades to current hurricane-clip standards, plus Miami-Dade Product Approval on windows, doors, and roofing materials. We identify these requirements during our first walkthrough and build them into your written estimate, not your change order. Call (936) 259-2607 for a free estimate that includes full code compliance.
How do you handle the moisture issues from Kendall’s high water table?
We design surface drainage into every ground-level project, specify moisture-resistant substrates like cement board in wet areas, and select exterior finishes formulated for South Florida’s salt-air and UV exposure so your investment doesn’t degrade prematurely. Our 365-Day Done Right Promise covers any material or workmanship failure during that first year.
Brands We Service in Kendall
We install and service products from recognized trade brands including Kohler, Moen, KraftMaid, Wellborn, Cambria, Silestone, Caesarstone, James Hardie, and Toto, with access to Miami-area supply houses for standard turnaround on most orders. Specialty or custom items may extend lead times, which we build into your project schedule up front. See our brands for the full list.
Pricing for Remodeling Company in Kendall, FL
| Service | Typical range in Kendall |
|---|---|
| Small bathroom remodel | $5,000 – $12,000 |
| Bathroom remodel | $9,000 – $28,000 |
| Walk-in shower installation | $4,500 – $12,000 |
| Tub-to-shower conversion | $3,500 – $10,000 |
| Small kitchen remodel | $9,000 – $20,000 |
| Kitchen remodel | $14,000 – $45,000 |
| Cabinet installation | $4,000 – $13,000 |
| Countertop installation | $2,000 – $6,500 |
| Home addition | $45,000 – $130,000 |
| Garage conversion | $30,000 – $80,000 |
| ADU construction | $90,000 – $220,000 |
| Roof replacement | $8,000 – $20,000 |
Three factors push prices toward the higher end in Kendall: pre-1992 homes requiring HVHZ structural upgrades, Miami-Dade Product Approval requirements on windows and roofing, and the premium for moisture-resistant materials rated for our salt-air climate. Whatever your project scope, you’ll receive a written, line-item price before any work starts, the number on day one is the number on the invoice.
Neighborhoods We Serve in Kendall
Our crews work throughout Kendall, from the older CBS homes east of the Turnpike to the post-Andrew rebuilds near Snapper Creek and the developing corridors west of the 874. Scheduling and dispatch are coordinated from our Miami office, with typical arrival windows set for the same day or next business day depending on project scope and permit status.
- Kendall Lakes
- The Hammocks
- Country Walk
- Three Lakes
- West Kendall (west of the 874 corridor)
Service Area – Cities Near Kendall
We serve homeowners throughout Miami-Dade County and into adjacent markets, with regular projects in Miami, FL, Hialeah, FL, Miami Gardens, FL, and Homestead, FL. Each location carries the same Kingswell standard: written price before work, defined arrival window, clean job site, and written guarantee on every project.
Serving Kendall, FL - Our Local Coverage Area
We’re based in the Kendall 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 About Remodeling Company in Kendall
Yes, we handle the full permit process through Miami-Dade County for every project that requires it, including HVHZ compliance documentation and inspection scheduling. This is included in our scope and written price, not billed as an extra.
Most projects begin within 2 – 4 weeks of estimate approval, depending on material lead times and permit processing. We never promise same-day starts on planned construction, but we do commit to a real start date in writing and stick to it.
Many Kendall neighborhoods, especially gated communities like Country Walk and The Hammocks, require HOA architectural review before exterior work begins. We build this timeline into your project schedule and provide the technical documentation most HOAs require.
What happens when you call
- 1A real person answersNo phone trees - talk to a local construction pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Kendall Customers Say
"Did our whole kitchen. The written estimate held, which after reading remodel nightmares online I did not take for granted. Showed up every morning on time and the crew was clean and polite."
- Warren Updike"We'd been burned by a contractor before who disappeared halfway. Penhallow finished on time and stood behind everything. The written price gave me peace of mind the whole way."
- Simone Clarke"Gutted and redid the master bath. They gave me a schedule and actually stuck to it. Any time there was a choice to make they called me instead of guessing. Love the result."
- Kayla Benton