Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterFast, Reliable Bathroom Remodeling Across Kendale Lakes
A full bathroom remodel in Kendale Lakes typically runs $9,000 – $28,000, with smaller baths landing between $5,000 and $12,000, and walk-in shower installations ranging from $4,500 to $12,000. The real variable here isn’t tile choice or fixture selection. It’s what’s behind the walls of a 1970s or 1980s concrete block and stucco home once we open them up. If you live along SW 147th Avenue, near Kendall Drive, or in the blocks west of the Turnpike, you already know these houses well: solid bones, dated bathrooms, and a county building department that holds every permit to a stricter standard than almost anywhere else in the continental US. Call (936) 259-2607 and we’ll walk through what your specific bathroom needs, in writing, before any tool comes off the truck.
Why Penhallow Remodeling Is Kendale Lakes’s Preferred Bathroom Remodeling Company
Homeowners in Kendale Lakes call us after they’ve already been through the wringer once. Maybe a crew from another county gave them a verbal estimate that doubled after demo day. Maybe a shower pan failed a season later because nobody accounted for how shallow the water table sits here. We hear those stories regularly, and we approach every job differently because of them. Our Bathroom Remodeling team writes the price down before work starts. Not a range, not a ballpark, not a “we’ll see what we find.” A written number you can hold us to, with a written 365-Day Done Right Promise behind it. Trevor Nash leads our crew, and he insists on a standard most contractors in Miami-Dade won’t touch: every surprise gets priced and approved in writing before we move forward.
We work throughout Kendale Lakes regularly, so we know the housing stock. We know the original cast-iron drains that have been corroding since the Carter administration. We know the single-pane aluminum windows that fail Miami-Dade inspection the moment a permit gets pulled. And we know how to sequence a remodel so a June thunderstorm or an August hurricane watch doesn’t leave your bathroom open to the sky longer than it needs to be.
Walk In Shower in Kendale Lakes
A Walk In Shower in Kendale Lakes is almost never a straightforward swap. These homes were built tight and functional, and a true walk-in shower with zero threshold or a low curb means reworking the floor framing, moving drains, and usually upgrading the waterproofing system because the water table sits only 18 to 24 inches below grade in much of this part of Miami-Dade. That shallow groundwater doesn’t flood your bathroom, but it does mean moisture management has to be handled correctly on every surface. We frame out the shower to current code, install a cement board substrate (the moisture-resistant layer behind your tile), and use a waterproofing membrane system that keeps water from ever reaching the wood or block behind it.
Most walk-in shower projects in Kendale Lakes cost between $4,500 and $12,000. The range depends on whether you’re converting an existing tub footprint, extending the shower into a closet, or moving plumbing to a different wall. We’ll give you the exact number in writing before we start, and that number won’t move unless you approve a change order.
Frameless Glass and Tile Work
We install frameless glass shower enclosures that carry the proper Miami-Dade Notice of Acceptance, which matters more than most homeowners realize. A statewide Florida product approval will not pass inspection here. If your enclosure hardware doesn’t hold a Miami-Dade NOA, the inspector will flag it and you’ll reorder. We handle that from day one so there’s no reorder, no delay, no second inspection fee.
Tile selection runs the usual spectrum: porcelain, ceramic, natural stone. We work with trade brands for fixtures and finishes, and we set everything over a properly sloped mortar bed or pre-sloped pan system with the waterproofing membrane tied into the surrounding walls. That’s the part you’ll never see after it’s done, but it’s the part that decides whether your shower lasts five years or thirty.
Tub-to-Shower Conversions
If you’re ready to lose the tub, a tub-to-shower conversion in Kendale Lakes runs $3,500 to $10,000. The job usually involves removing the existing tub, repiping the drain to a 2-inch shower line, and rebuilding the valve wall to current code. In older CBS homes, we frequently find the original tub drain has been leaking slowly into the slab for years. That’s not a hidden surprise to us. It’s expected, and we’ll tell you upfront what the repair looks like before we start.
Bathroom Remodeling Companies in Kendale Lakes
Choosing between Bathroom Remodeling Companies in Kendale Lakes comes down to one question: who can handle the inspection process this county actually enforces? Kendale Lakes is unincorporated Miami-Dade, which means permits go through the county Building Department, not a city hall. Inspectors here are trained to spot HVHZ non-compliance on fastening patterns, window approvals, and structural tie-downs. An out-of-county crew that passes jobs in Broward will fail reinspection here and build the cost of that failure into your bill. We don’t. We already know the standard, and we quote to it from the first line item.
A full bathroom remodel in Kendale Lakes runs $9,000 to $28,000. That’s the honest spread. The low end covers a cosmetic refresh with the plumbing staying where it is. The high end covers moving walls, replacing the window, upgrading the electrical, and repairing framing or drain lines that the original builder installed decades before Hurricane Andrew changed everything. Here’s how we approach both ends of that range:
Inspection Before Demolition
Before we open a wall, we inspect what’s behind it. It’s the single biggest reason our quote holds. We look for corroded cast-iron, undersized framing, missing hurricane clips, and waterproofing failures. If we find something, it goes in the contract as a priced allowance. You approve it in writing before we touch it.
Written Change Orders, Not Surprises
When we open the wall and find something no inspection could have seen, we stop, write the repair scope and price, and get your signature before the work continues. No work stoppage penalty. No “well, it’s already open.” Just a clear decision for you to make with real numbers on the table.
Trusted Brands We Service in Kendale Lakes
We install Kohler and Moen fixtures, and we’ve set enough of them in Kendale Lakes homes to know which models handle South Florida’s hard water best. We also work with Cambria and Silestone quartz for vanity tops, and KraftMaid cabinetry when a bathroom vanity needs to match existing kitchen millwork. For homeowners looking at prefabricated bath systems, we’ve worked with Cover and Abodu panels where the footprint works. We keep common replacement parts stocked locally so a cracked valve cartridge or a failed shower mixing valve doesn’t leave your bathroom down for a week while someone waits on a distributor. If we don’t have it on the truck, we typically have it within a day.
Common Bathroom Remodeling Problems We See in Kendale Lakes Homes
- Corroded cast-iron drains in original 1970s slabs. The original drain lines in many Kendale Lakes bathrooms have been quietly failing for years. We find pinhole leaks and full breaks once the tile comes up, which means the repair is added to the scope with your written approval, not buried in the final invoice.
- Undersized 2×4 framing behind the tile. A 1978 CBS ranch often used the minimum framing the old code allowed. Once we open the wall, that framing frequently needs reinforcement before we can set a new tub or hang a vanity, because Miami-Dade’s current standards won’t sign off on it otherwise.
- Improvised waterproofing over a shallow water table. Someone tiled straight over drywall or used a thin liquid membrane over a subfloor that sits 20 inches above groundwater. The pan fails within a season or two. We tear it out, fix the substrate, and waterproof properly so it doesn’t fail again.
- Windows and shower doors without Miami-Dade NOA approval. A statewide product approval is not enough here. If your new bathroom window or glass enclosure doesn’t hold a Miami-Dade Notice of Acceptance, it fails inspection and has to be reordered. We verify every opening product before we order it, so the inspection passes the first time.
Pricing for Bathroom Remodeling in Kendale Lakes, FL
Here’s what our current Kendale Lakes market looks like, in line-item terms:
| Project | Typical Price Range |
|---|---|
| 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 |
| Shower Replacement | $3,000 – $8,500 |
| Bathroom Vanity Installation | $800 – $3,000 |
What moves the number up or down in Kendale Lakes specifically: whether the home has original cast-iron drains that need replacement, whether the bathroom window must be swapped for an impact-rated unit with a Miami-Dade NOA, and whether the framing behind the walls needs reinforcement to meet current HVHZ requirements. We don’t bury these as surprises. We price them as allowances in your contract and get written approval before any work starts. Call (936) 259-2607 for a free estimate and we’ll give you a written number you can hold us to.
We Also Serve Cities Near Kendale Lakes
Our crews cover the communities around Kendale Lakes, including Miami, Hialeah, Miami Gardens, and Homestead. That means the same written pricing, the same 365-Day Done Right Promise, and the same background-checked, uniformed technicians no matter which of these neighborhoods your home sits in. We schedule from our South Florida office and dispatch locally, so we’re not asking a crew to cross three counties to reach you.
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 Bathroom Remodeling in Kendale Lakes
Yes. Any remodel that involves plumbing, electrical, structural framing, or replacing the window or exterior door requires a Miami-Dade County permit, even if the layout stays identical. The county treats the bathroom as a habitable space subject to HVHZ code, and the inspector will check for proper fastening on roof-to-wall connections, window product approvals, and waterproofing details before signing off. We pull the permits as part of the job and schedule the inspections so you don’t have to deal with the Building Department directly.
Most often, we find corroded cast-iron drain lines, undersized 2×4 framing that doesn’t meet current structural requirements, missing hurricane clips on exterior wall framing, and single-pane aluminum windows that won’t pass inspection once a permit is pulled. None of those are anomalies in this housing stock. They’re the rule. That’s why we inspect before demolition and write allowances into the contract, so these findings don’t become surprise charges at the end of the job.
Because the code standard is different here. Kendale Lakes sits inside Miami-Dade’s High Velocity Hurricane Zone, which requires a Miami-Dade Notice of Acceptance on every window, door, and glazed opening, plus strict fastening schedules on roof decking and wall framing. A crew that quotes the project using statewide Florida standards will inevitably find their work failed at inspection, and the cost of rework gets passed back to you. Our quotes already include the correct product approvals and fastening details from day one.
No. A standard Florida product approval alone will not pass inspection in Kendale Lakes. The window must carry a Miami-Dade Notice of Acceptance, which is a separate, county-specific product approval covering impact resistance, water infiltration, and structural load. We only order windows and glass enclosures that hold the correct NOA, so your inspection passes the first time and you don’t eat the cost of a reorder.
We sequence the work so open-roof or structural phases are completed and inspected before tropical weather can threaten the property. If a storm watch is issued, we secure the site, cover any openings with rated materials, and pause work until conditions are safe to resume. The June through October season compresses exterior project windows, so we schedule most exterior-facing work early in the permit timeline. That sequencing is built into our contract, not improvised after the fact. Call (936) 259-2607 to discuss how we’d schedule your project.
Call Penhallow Remodeling for Your Kendale Lakes Bathroom Project
You’ll get a written price before any work starts, a defined arrival window, a clean job site, and a written 365-Day Done Right Promise on every project. If the work fails inside that guarantee period, we come back and fix it at no charge. That’s the Kingswell standard, and it’s been the way we operate since 2004. Trevor Nash and our Kendale Lakes crew are ready to walk your bathroom, answer your questions, and put the number in writing. Call (936) 259-2607 to schedule your free estimate.
Written by Trevor Nash, Owner at Penhallow Remodeling, serving Kendale Lakes.