Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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Home remodeling in Three Lakes runs $9,000 – $130,000 depending on scope, with most whole-home projects falling between $45,000 and $130,000. We handle everything from single-room updates to full gut renovations, and every job starts with a written price you can hold us to. Call (936) 259-2607 to schedule your free estimate.
Three Lakes sits at the western edge of Miami-Dade’s suburban build-out, essentially on the doorstep of the Everglades. That location creates a remodeling environment unlike anywhere else in the county. The homes here are overwhelmingly concrete block and stucco construction from the 1970s through early 1990s, many rebuilt after Hurricane Andrew to stricter post-1992 codes. When we open walls in Three Lakes, we regularly find a patchwork of pre- and post-Andrew structural standards on the same block. The organic peat-and-marl soils and near-zero-foot water table mean slab-on-grade foundations take longer to assess and repair than the limestone bedrock homes just miles east. And every product we specify must carry a Miami-Dade Notice of Acceptance, not just Florida Product Approval, or county inspectors will reject it. Our crews are based locally and dispatch from our Miami office, but we know the Three Lakes permit corridor well enough to spec the right materials the first time.
Why Three Lakes Homes Are Different
Three Lakes receives over 60 inches of rain annually, with standing water and soil saturation that can compromise slab-on-grade foundations and delay excavation far longer than in higher-elevation Miami neighborhoods. During wet season, we’ve had foundation prep jobs sit for two weeks waiting for the water table to drop enough to pour.
The housing stock tells its own story. Much of it went up during Miami-Dade’s southwestern suburban expansion, and Hurricane Andrew left its mark. We routinely encounter homes where the original 1980s CBS construction meets 1993 rebuild standards in the same structure. That matters for load-bearing wall removals, electrical service upgrades, and any work that ties into the original framing.
Then there’s the regulatory layer. Miami-Dade’s Urban Development Boundary cuts through this corridor, so expansion or new construction faces additional county environmental review that contractors inside the boundary rarely see. And the High-Velocity Hurricane Zone requirements mean every window, door, roofing fastener, and underlayment needs that county NOA number. We’ve seen out-of-county crews get permits pulled and materials rejected because they showed up with Florida-approved products that lacked the specific Miami-Dade acceptance. It’s a real thing here, and it costs homeowners time and money when their contractor learns on the job.
Our Main Three Lakes Services
Three Lakes homeowners call us most often for kitchen and bathroom remodeling, but we also coordinate larger whole-home projects that require general contracting oversight. Here’s what each service looks like in this market.
General Contractor in Three Lakes
As general contractors in Three Lakes, we coordinate the full scope of larger remodeling and addition projects, from permit pulling through final inspection. We manage Miami-Dade’s HVHZ product approvals, schedule around wet-season delays, and ensure every subcontractor meets the county’s strict licensing requirements. The patchwork of pre- and post-Andrew construction in this area means we often need structural engineering review for work that would be straightforward elsewhere. General Contractor in Three Lakes covers our full process, from written pricing to the 365-Day Done Right Promise.
Bathroom Remodeling in Three Lakes
Bathroom remodeling in Three Lakes means moisture management first. The combination of year-round humidity, wet-season saturation, and slab-on-grade construction creates conditions where poor waterproofing fails fast. We use cement board substrate with proper vapor barriers, spec HVHZ-rated windows and exhaust fans, and always verify our tile backer and waterproofing membranes carry the Miami-Dade NOA. Most Three Lakes bathroom projects run $9,000 – $28,000 depending on layout changes and fixture selections. Bathroom Remodeling in Three Lakes details our full process.
Kitchen Remodeling in Three Lakes
Kitchen remodeling in Three Lakes often involves opening up 1970s – 1980s floor plans that were never designed for modern living. Load-bearing wall removals require structural review, especially where post-Andrew rebuilds tied into original framing. We source KraftMaid and Wellborn cabinetry, Cambria and Silestone countertops, and Kohler and Moen fixtures, all with the Miami-Dade approvals your permit requires. Typical kitchen projects here run $14,000 – $45,000. Kitchen Remodeling in Three Lakes walks through our design-build process.
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 Three Lakes
Whole-home remodeling in Three Lakes addresses the specific aging-in-place challenges of this 1970s – 1990s housing stock: outdated floor plans, electrical panels undersized for modern loads, original windows that don’t meet HVHZ standards, and bathrooms that weren’t built for accessibility. We reconfigure these homes for how families actually live now, while bringing every system up to current Miami-Dade code. Our Home Remodeling hub covers our full capabilities, but here’s what Three Lakes homeowners specifically ask about.
Whole House Remodel
Signs you need it
Your home still has its original galley kitchen, single full bath, aluminum windows, and a fuse box or 100-amp panel that trips when you run the microwave and toaster together.
What it costs in Three Lakes
Whole house remodels in Three Lakes typically run $45,000 – $130,000, with most projects landing between $60,000 and $90,000 depending on square footage and how many systems need replacement.
How we do it
We start with a structural assessment to identify pre- versus post-Andrew construction zones, then sequence the work room by room so you’re never without a functional kitchen and bath, pulling permits through Miami-Dade’s unincorporated zone office and scheduling inspections around their availability.
Home Renovation
Signs you need it
Your home is structurally sound but dated, with worn finishes, inefficient layouts, and cosmetic issues that don’t justify a full gut, yet the space doesn’t work for your family anymore.
What it costs in Three Lakes
Home renovation projects in Three Lakes typically range from $9,000 for focused single-room updates to $45,000 for more extensive multi-room work involving new flooring, paint, fixtures, and minor layout adjustments.
How we do it
We preserve what’s solid, replace what’s worn, and reconfigure layouts without moving load-bearing elements, using our Kingswell process to give you a written price before demolition starts and a 365-day guarantee on all workmanship.
What Home Remodeling Costs in Three Lakes
| Item | Typical range in Three Lakes |
|---|---|
| Small kitchen remodel | $9,000 – $20,000 |
| Full kitchen remodel | $14,000 – $45,000 |
| Small bathroom remodel | $5,000 – $12,000 |
| Full bathroom remodel | $9,000 – $28,000 |
| Home addition | $45,000 – $130,000 |
| ADU construction | $90,000 – $220,000 |
| Garage conversion | $30,000 – $80,000 |
How long does a whole-home remodel take in Three Lakes?
Most whole-home remodels in Three Lakes take 3 – 6 months from permit approval to final walkthrough, with wet-season foundation work and Miami-Dade’s inspection scheduling adding 2 – 4 weeks compared to drier inland markets. We build that buffer into every timeline we give you, and we don’t start demolition until permits are in hand and materials with proper NOA numbers are confirmed on order. Call (936) 259-2607 and we’ll walk through your specific schedule.
Will the price change once work starts?
No. The Kingswell standard requires a written, line-item price before any work begins, and that number does not change unless you request additional scope. In Three Lakes, we account for the common surprises, peat soil conditions, and HVHZ material requirements during our initial assessment so we’re not coming back with change orders after demo day. If we miss something, that’s on us, not on your invoice. Call (936) 259-2607 for a written quote you can count on.
Brands We Service in Three Lakes
We install and service premium building products from Abodu, Cover, Dvele, and Mighty Buildings, with access to factory-authorized parts and warranty support. Our Miami office maintains relationships with regional distributors so we’re not waiting weeks for HVHZ-approved components that meet Miami-Dade’s Notice of Acceptance requirements. our brands page has the full list.
Pricing for Remodeling Company in Three Lakes, FL
| Service | Typical range in Three 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 |
| Impact window installation | $8,000 – $25,000 |
| Window replacement | $4,500 – $15,000 |
| Roof replacement | $8,000 – $20,000 |
Prices in Three Lakes run higher than national averages for two reasons: every product must carry Miami-Dade NOA certification, which limits supplier options and adds cost, and foundation or slab work often requires dewatering and soil stabilization that wouldn’t be necessary on firmer ground. We identify these conditions during our free estimate and build them into your written price from day one, not as surprises on the invoice.
Neighborhoods We Serve in Three Lakes
We work throughout the Three Lakes area, from the original subdivisions near the western edge of development to the newer infill closer to the Urban Development Boundary. Crews dispatch from our Miami office and typically arrive within the window we give you, with scheduling coordinated to avoid the worst of wet-season traffic on the Palmetto and Turnpike corridors.
- Three Lakes
- Country Walk
- Lakes by the Bay
- Silver Palm
- Redland
Service Area – Cities Near Three Lakes
Our crews serve the full Miami-Dade corridor from the Everglades edge to the coast. We regularly run projects in Miami, FL and Hialeah, FL for homeowners who want the same Kingswell standard they see in our Three Lakes work. We also coordinate larger projects in Miami Gardens, FL and Homestead, FL, where similar HVHZ requirements and soil conditions apply. Every location gets the same written price, the same 365-Day Done Right Promise, and the same live-answer phone coverage.
Serving Three Lakes, FL - Our Local Coverage Area
We’re based in the Three 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 Three Lakes
Yes. Three Lakes is unincorporated Miami-Dade, so we pull all permits through the county’s Permitting, Environment and Regulatory Affairs department. We handle the application, schedule inspections, and ensure every product specified carries the required Miami-Dade Notice of Acceptance. Homeowners never need to visit the permit office themselves.
June through October rain can delay foundation and excavation work by 1 – 3 weeks as we wait for the water table to drop and soils to stabilize enough for proper compaction. We build this contingency into every timeline and communicate schedule shifts as soon as weather forecasts firm up, usually with 48 – 72 hours notice.
The 365-Day Done Right Promise covers every project: if our work fails within a year, we return and fix it at no charge. For repair work specifically, we also cover a free second visit if the original repair fails, with no service call or re-inspection fee. Both guarantees are written into every contract before work starts.
Ready to talk about your project? Call (936) 259-2607 to schedule your free estimate. We’ll give you a written price, a real arrival window, and the 365-Day Done Right Promise in writing before any work begins.
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 Three Lakes Customers Say
"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"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