Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterRemodeling Company in South Miami, FL
Home remodeling in South Miami runs $16,520 – $53,100 for a full kitchen, $10,620 – $33,040 for a bathroom, and $53,100 – $153,400 for a whole-home project, with most jobs taking 6 – 14 weeks depending on permit cycles and material lead times. We’re Penhallow Remodeling, and we handle the full scope of residential renovation across South Miami’s concrete block homes, from updating 1960s terrazzo-floor kitchens to reconfiguring carport conversions that were never properly permitted. Our crews coordinate dispatch from our Miami office and work South Miami homes daily. Call (936) 259-2607 to schedule your free estimate.
Why South Miami Homes Are Different
South Miami’s housing stock is almost entirely concrete block structure (CBS) construction from the late 1940s through the early 1970s. These walls don’t move like wood framing, which means every plumbing relocation, window expansion, or structural opening requires masonry cutting, lintel installation, and often engineered drawings. Many homes still have original terrazzo floors that homeowners want to preserve, flat or low-slope built-up roofs that need complete tear-off to meet current codes, and carport-to-garage conversions done without permits decades ago.
The water table here sits just 2 – 4 feet below grade, so there’s no basement work, no below-grade additions, and even shallow footings for room additions need careful drainage engineering. Summer thunderstorms flood the flat topography fast, so slab elevations and lot grading must meet FEMA flood map requirements that change block by block. And South Miami’s 2016 solar ordinance, the first of its kind in Florida, means every new addition or ground-up build needs solar-ready documentation at plan submittal, including structural engineering for panel load paths and dedicated conduit runs. Neighboring Coral Gables and Pinecrest don’t require this. Contractors who miss it get stopped cold at city plan review.
Bringing these older CBS homes up to Miami-Dade high-velocity hurricane zone (HVHZ) standards is standard scope for us. Roof-to-wall connections, sheathing, and impact-rated openings aren’t upgrades here; they’re code requirements we plan for from the first site visit.
Our Main South Miami Services
Homeowners in South Miami call us most often for whole-home renovation and kitchen or bath updates. Here’s what each service covers in this market.
General Contractor in South Miami
As your general contractor, we manage permitting, subcontractor coordination, inspections, and job-site safety from demo through final walkthrough. In South Miami, that means navigating the city’s independent solar ordinance review, coordinating with Miami-Dade County for HVHZ compliance, and scheduling around the building department’s specific inspection windows. We pull every permit and pass every inspection before we close out your job. General Contractor in South Miami
Bathroom Remodeling in South Miami
Bathroom remodels in South Miami often involve reconfiguring layouts within CBS walls, updating original cast-iron or galvanized plumbing, and installing moisture-resistant cement board substrate behind tile in a climate where humidity never really drops. We work with Kohler, Moen, and Toto fixtures, and we account for the ventilation demands of enclosed bathrooms in subtropical conditions. Bathroom Remodeling in South Miami
Kitchen Remodeling in South Miami
Kitchen remodels here frequently mean opening up load-bearing CBS walls to create flow between kitchen, dining, and Florida room spaces. We install KraftMaid and Wellborn cabinetry, Cambria and Silestone countertops, and we engineer every opening for hurricane-zone structural requirements. Original terrazzo floors get protected or matched; new flooring gets moisture-barrier specification appropriate for slab-on-grade construction. Kitchen Remodeling in South Miami
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 South Miami
Home remodeling in South Miami means working within concrete block walls that have stood for 60 – 80 years, updating systems that predate modern codes, and designing around solar compliance and flood-plain requirements that don’t exist just blocks away in unincorporated Miami-Dade. Home Remodeling from Penhallow covers everything from single-room updates to whole-house reconfigurations, with a written price before work starts and our 365-Day Done Right Promise on every project.
Whole House Remodel
Signs you need it
Your home hasn’t had a major systems update in 25-plus years, you’re dealing with aluminum wiring, original galvanized plumbing, or a roof that’s past its service life, and you want to stay in the neighborhood rather than buy new in this market.
What it costs in South Miami
A whole house remodel in South Miami typically runs $53,100 – $153,400, with the upper range including structural modifications, full electrical and plumbing replacement, and impact-rated window and door packages.
How we do it
We start with a structural assessment and asbestos survey, then phase the work so you can live in the home during renovation if needed, with temporary kitchen and bath setups, dust containment, and daily cleanup as part of The Kingswell Way.
Home Renovation
Signs you need it
Specific rooms are outdated or dysfunctional, but the core systems are sound; you need a new kitchen layout, a master suite reconfiguration, or living space expansion without gutting the entire house.
What it costs in South Miami
Targeted home renovation in South Miami generally falls between $10,620 for a small bathroom update and $53,100 for a full kitchen or multi-room project, depending on whether we open CBS walls or work within existing footprints.
How we do it
We define the scope room by room, identify load-bearing walls before we cut anything, and sequence trades so electrical and plumbing rough-ins happen before we close walls with moisture-resistant substrate and finish materials.
What Home Remodeling Costs in South Miami
| Item | Typical range in South Miami |
|---|---|
| Home Addition | $53,100 – $153,400 |
| Garage Conversion | $35,400 – $94,400 |
| Kitchen Remodel | $16,520 – $53,100 |
| Bathroom Remodel | $10,620 – $33,040 |
| Window Replacement | $5,310 – $17,700 |
How long does a whole house remodel take in South Miami?
Most whole house remodels in South Miami take 14 – 24 weeks, with 3 – 5 weeks typically spent in permitting and plan review due to the city’s solar ordinance compliance checks and Miami-Dade HVHZ structural reviews. We build this timeline into your written schedule before work starts. Call (936) 259-2607 for a project-specific estimate.
Do you handle permits for solar compliance and hurricane upgrades?
Yes. We prepare solar-ready documentation including structural load calculations and electrical conduit plans for every addition or new construction permit, and we engineer all roof-to-wall connections and sheathing to meet current HVHZ standards as part of standard scope, not as add-ons. Call (936) 259-2607 to review your project’s permit requirements.
Brands We Service in South Miami
We install and service materials from recognized trade brands including KraftMaid and Wellborn cabinetry, Cambria and Silestone countertops, Kohler and Moen fixtures, and James Hardie siding. For specialized applications, we also work with Sakrete products for masonry and concrete repair, and modular solutions from Abodu, Cover, and Dvele where appropriate for South Miami’s lot conditions. Most standard items are available through our Miami supply chain with 1 – 2 week lead times. See our brands for the full list.
Pricing for Remodeling Company in South Miami, FL
| Service | Typical range in South Miami |
|---|---|
| Kitchen Remodel | $16,520 – $53,100 |
| Small Kitchen Remodel | $10,620 – $23,600 |
| Bathroom Remodel | $10,620 – $33,040 |
| Small Bathroom Remodel | $5,900 – $14,160 |
| Walk-In Shower Installation | $5,310 – $14,160 |
| Tub-to-Shower Conversion | $4,130 – $11,800 |
| Home Addition | $53,100 – $153,400 |
| ADU Construction | $106,200 – $259,600 |
| Garage Conversion | $35,400 – $94,400 |
| Window Replacement | $5,310 – $17,700 |
| Impact Window Installation | $9,440 – $29,500 |
| Roof Replacement | $9,440 – $23,600 |
Prices in South Miami run higher than national averages for two reasons: Miami-Dade’s HVHZ structural requirements add material and labor cost to every roof, window, and wall modification, and the city’s solar ordinance requires engineering documentation that adds plan review time and professional fees. We give you a written, line-item price before any work starts, and that number doesn’t change unless you change the scope.
Neighborhoods We Serve in South Miami
Our crews work throughout South Miami’s residential areas, from the original grid near Sunset Drive to the leafier sections south of Snapper Creek. Response time is typically same-day for estimates, with work scheduled within 1 – 2 weeks of contract signing depending on permit status.
- Sunset East
- High Pines
- Ponce Davis
- Paradise Manor
- South Miami Heights (nearby unincorporated)
Service Area – Cities Near South Miami
We serve homeowners across the greater Miami area, with crews working daily in Miami, FL, Hialeah, FL, Miami Gardens, FL, and Homestead, FL. Dispatch and scheduling are coordinated from our Miami office, and we carry the same Kingswell standard, written pricing, and 365-Day Done Right Promise to every home we enter.
Serving South Miami, FL - Our Local Coverage Area
We’re based in the South Miami 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 South Miami
We pull every permit as part of our standard service. In South Miami, that includes building permits, trade permits for electrical and plumbing, and the solar-ready documentation required by city ordinance. You don’t visit the building department; we handle plan review, corrections, and inspections from submittal to final approval.
If anything we installed or built fails within 365 days of completion, we return and fix it at no charge. No service fee, no re-inspection charge, no arguing about whether it’s covered. The promise is written on every contract, and we honor it. That’s The Kingswell Way.
Yes. We prepare the drawings, material samples, and specification sheets most South Miami HOAs require for architectural review, and we schedule our work to comply with any approved window periods or noise restrictions. We’ve worked with Pinecrest, Coral Gables, and South Miami association boards and understand their typical review timelines.
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 before any work starts.
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 South Miami 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