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 Kendale Lakes, FL
Home remodeling in Kendale Lakes typically runs $45,000 – $130,000 for whole-home projects, with most homeowners investing $60,000 – $85,000 to update a 1970s or 1980s CBS home to current standards. We’re Penhallow Remodeling, and we handle the full scope: kitchen and bath renovations, room additions, and whole-house updates for the concrete block and stucco homes that dominate this western Miami-Dade community. Every project starts with a written price before we touch a tool, and every job carries our 365-Day Done Right Promise in writing. Call us at (936) 259-2607 to schedule your free estimate.
Why Kendale Lakes Homes Are Different
The houses here tell a specific story. Built between roughly 1972 and 1992, most Kendale Lakes homes sit on concrete slab foundations poured before Hurricane Andrew rewrote Florida’s building code in 1994. That matters because nearly every remodel we touch triggers mandatory upgrades under Miami-Dade’s High Velocity Hurricane Zone rules, the strictest in the continental US.
We’ve opened walls in Kendale Lakes homes and found original roof-to-wall connections with no hurricane clips, roof decking nailed on 12-inch centers that inspectors now demand at 6 inches, and single-pane aluminum windows that can’t pass final inspection no matter how well the rest of the job is done. Every window, door, and roofing component must carry a Miami-Dade Notice of Acceptance, not just a Florida statewide approval. Out-of-county crews routinely underestimate this burden.
The terrain adds another layer. Kendale Lakes sits just east of the Everglades, where the water table runs 18 – 24 inches below grade and the Miami oolitic limestone bedrock sits close beneath. Any excavation for additions or foundation work means dewatering pumps and pneumatic equipment before we pour a single footing. And the June – October hurricane season compresses our exterior work windows, forcing tight sequencing around permit inspections before tropical weather shuts down open-roof phases.
Our Main Kendale Lakes Services
Most Kendale Lakes homeowners who call us start with one of these three projects:
General Contractor in Kendale Lakes
We manage the full build process for homeowners who need more than a single-room update. In Kendale Lakes, that usually means coordinating HVHZ structural upgrades alongside the visible work, pulling permits through Miami-Dade County’s Building Department, and sequencing inspections around hurricane season deadlines. Our crews know the county inspectors by name and understand exactly what they’ll flag on a 1980s CBS home. General Contractor in Kendale Lakes
Bathroom Remodeling in Kendale Lakes
Bathrooms in these older homes often have original cast-iron drains, inadequate ventilation, and layouts that don’t match how families use the space today. We relocate plumbing when it makes sense, upgrade exhaust systems to handle Miami’s humidity, and install moisture-resistant cement board substrate behind every tile surface. Most Kendale Lakes bathroom remodels we complete fall between $9,000 and $28,000. Bathroom Remodeling in Kendale Lakes
Kitchen Remodeling in Kendale Lakes
Kitchens here typically need the full package: cabinet replacement, countertop upgrades, and often wall modifications to open into living spaces that were chopped into small rooms in the original 1970s floor plans. We source KraftMaid and Wellborn cabinetry, Cambria and Silestone countertops, and Kohler and Moen fixtures, with every selection backed by our written price and guarantee. Kitchen Remodeling in Kendale Lakes
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 Kendale Lakes
Whole-home remodeling in Kendale Lakes means bringing a 1970s or 1980s CBS house up to modern living standards while satisfying Miami-Dade’s HVHZ requirements at every inspection point. We regularly see projects where the scope starts with a kitchen update and expands once homeowners understand what the county will require for permits: impact-rated windows, updated roof strapping, and compliant structural connections throughout. Our home remodeling process is built around these realities, with written pricing that accounts for the structural work hidden behind the finishes.
Whole House Remodel
Signs you need it
Your home still has original aluminum windows, the floor plan is chopped into small closed rooms, and you’ve already patched the same roof leaks twice.
What it costs in Kendale Lakes
A whole house remodel in Kendale Lakes typically runs $45,000 – $130,000, with most projects landing between $60,000 and $85,000 depending on how many rooms and whether we need to bring the structure up to current HVHZ code.
How we do it
We start with a structural assessment and permit strategy, then sequence the work room by room so you’re never without a functional kitchen and bath, with Miami-Dade inspections scheduled before each phase closes.
Home Renovation
Signs you need it
Your home is structurally sound but dated, with worn finishes, inefficient layouts, and systems that work but don’t match how you live now.
What it costs in Kendale Lakes
Home renovation projects in Kendale Lakes typically range from $25,000 to $75,000, driven by which rooms we touch and whether window or roof upgrades are triggered by the permit path.
How we do it
We preserve what works, replace what doesn’t, and coordinate every trade so the electrical, plumbing, and finish carpentry arrive in the right order with no dead time between crews.
What Home Remodeling Costs in Kendale Lakes
| Item | Typical range in Kendale Lakes |
|---|---|
| Home Addition | $45,000 – $130,000 |
| ADU Construction | $90,000 – $220,000 |
| Garage Conversion | $30,000 – $80,000 |
Will remodeling trigger mandatory hurricane upgrades in Kendale Lakes?
Almost always, yes. Miami-Dade County requires current HVHZ compliance for any permitted structural work, and inspectors specifically flag roof decking nailing patterns, hurricane clip installations, and impact-rated openings on homes built before 1994. We build these requirements into your written price from day one, so there are no surprise costs when the inspector arrives.
How long does a whole-home remodel take in Kendale Lakes?
Most projects run 3 – 6 months depending on scope, with hurricane season often dictating the exterior phase schedule. We sequence interior work to continue through weather delays, and we never leave a roof open when a storm is tracking within five days. Call (936) 259-2607 for a timeline specific to your home.
Brands We Service in Kendale Lakes
We install materials from recognized trade brands that stand behind their products with their own warranties: KraftMaid and Wellborn cabinetry, Cambria, Silestone and Caesarstone countertops, Kohler, Moen and Delta fixtures, James Hardie siding, and Therma-Tru doors. For homeowners exploring prefab additions or ADUs, we also work with Abodu and Dvele units where site conditions allow. Most standard items are available through our Miami-area suppliers with 1 – 2 week lead times. See our brands for the full list.
Pricing for Remodeling Company in Kendale Lakes, FL
| Service | Typical range in Kendale Lakes |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Small Kitchen Remodel | $9,000 – $20,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Small Bathroom Remodel | $5,000 – $12,000 |
| Walk-In Shower Installation | $4,500 – $12,000 |
| Tub-to-Shower Conversion | $3,500 – $10,000 |
| Home Addition | $45,000 – $130,000 |
| ADU Construction | $90,000 – $220,000 |
| Garage Conversion | $30,000 – $80,000 |
| Roof Replacement | $8,000 – $20,000 |
| Impact Window Installation | $8,000 – $25,000 |
| Window Replacement | $4,500 – $15,000 |
Three factors push prices toward the high end in Kendale Lakes: HVHZ structural upgrades discovered during demo, dewatering and limestone excavation for additions, and the premium for Miami-Dade NOA-rated materials. Every homeowner receives a written, line-item price before any work starts, and that number does not change unless you add scope.
Neighborhoods We Serve in Kendale Lakes
Our crews work throughout the Kendale Lakes planned community and surrounding unincorporated areas, with scheduling coordinated from our Miami office to keep response times tight across western Miami-Dade.
- Kendale Lakes North
- Kendale Lakes South
- Lakes of the Meadow
- Country Walk
- The Hammocks
Most homeowners in these neighborhoods see us for an initial consultation within 2 – 3 business days of calling.
Service Area – Cities Near Kendale Lakes
We serve homeowners across western and southern Miami-Dade from our Miami-area operations base, with regular projects in Miami, FL, Hialeah, FL, Miami Gardens, FL, and Homestead, FL. Every location gets the same written price guarantee, the same background-checked uniformed technicians, and the same 365-Day Done Right Promise.
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 About Remodeling Company in Kendale Lakes
We pull every permit as the licensed contractor of record. In unincorporated Kendale Lakes, that means submitting to Miami-Dade County’s Building Department, scheduling inspections, and ensuring HVHZ compliance before we close any wall or call for final. The permit cost is included in your written price.
Many Kendale Lakes neighborhoods have active HOAs with architectural review requirements. We submit plans and materials lists for approval before work starts, and we build the review timeline into your project schedule so we’re not waiting on a board meeting after demo day.
We plan exterior phases outside the peak June – October window when possible, and we maintain a 5-day weather hold policy: no open roofs, no exposed structural work if a named storm is tracking toward South Florida. Interior work continues through most weather events, and we communicate schedule shifts immediately.
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 Kendale Lakes Customers Say
"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"Kitchen and dining room opened up into one space. They were honest about which wall could come down and which couldn't, no sugarcoating. Dust was kept way down with plastic everywhere."
- Oscar Benitez"Redid two bathrooms at once. The crew protected the floors and cleaned up every single day before leaving. Quote was detailed and there were no mystery charges at the end."
- Tricia Dawson