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 Kendall West
A full bathroom remodel in Kendall West typically runs $9,000 – $28,000, with most projects landing between $12,000 and $18,000 depending on whether you’re keeping the existing footprint or moving plumbing. We’re Penhallow Remodeling, and we work throughout Kendall West regularly, from the townhome clusters near Kendall Drive to the single-family CBS homes backing up to the Urban Development Boundary. Trevor Nash leads our team with a simple rule: you get a written price before we pull a single tile, and a written 365-Day Done Right Promise before the first day of work. Call (936) 259-2607 to schedule a free estimate.
Why Penhallow Remodeling Is Kendall West’s Preferred Bathroom Remodeling Company
Kendall West homeowners have seen it all. Contractors who quote low, show up late, and disappear after demo day. That’s why our process looks different. Every Kendall West bathroom job starts with a written price, not a ballpark. You’ll know the exact number before work begins, and that’s the number on the invoice when we finish. No change orders because we found and disclosed the real conditions on the front end.
Our crews know the CBS construction on streets like SW 104th Street and the aging pipe runs in late-80s townhomes off SW 157th Avenue. Trevor Nash personally reviews every Kendall West permit package before submittal. Background-checked, uniformed technicians arrive in the window we gave you. A live person answers the phone 24/7, not a voicemail prompt. That matters when you’re mid-remodel and need an answer at 7 a.m. before work starts.
We’re part of the Kingswell family of companies, operating to The Kingswell Way since 2004. That means a real arrival window, a clean job site every evening, and a written guarantee on every project. If something fails inside a year, we come back and fix it. Free. In writing.
Bathroom Renovation in Kendall West
Bathroom Renovation in Kendall West means something specific: gutting a bathroom down to the block walls and slab, then rebuilding it to meet Miami-Dade’s High Velocity Hurricane Zone code while handling the moisture reality of a house built on former Everglades wetland. A full renovation runs $9,000 – $28,000. You’re paying for demolition, plumbing re-rough-in, electrical updates, waterproofing, tile, fixtures, and the permit trail your insurer will want to see documented.
HVHZ Compliance on Interior Work
Yes, even an interior bathroom touches the exterior. That exhaust vent through the block wall, the window you’re replacing, any new exterior door off a master bath: every penetration must use a Miami-Dade NOA-approved assembly. Inspectors verify the NOA number against the permit card. A cheap bid skips this. You eat the change order and the re-inspection fee.
Moisture-Resistant Substrate and Slab Work
Kendall West sits on a shallow water table. When we open a slab for plumbing, the exposed base is often damp within hours. We install a moisture-resistant subfloor assembly over the slab before any finished flooring goes down. Standard greenboard and untreated framing fail fast out here. We use cement board substrate (the moisture-resistant layer behind your tile), proper vapor barriers, and marine-grade fasteners where needed.
Small Bathroom Remodel in Kendall West
A Small Bathroom Remodel in Kendall West typically runs $5,000 – $12,000. These are the hall baths, guest baths, and powder rooms in townhomes off SW 152nd Street where space is tight but the same HVHZ and moisture rules apply. You’re usually keeping the footprint, updating the vanity, tile, fixtures, and lighting, and correcting whatever water damage or code issues we find behind the drywall.
Working Within the Existing Footprint
Most Kendall West small baths don’t have room to move plumbing. We work with the existing rough-in, which keeps costs down and avoids triggering slab work that hits the water table issue. New vanities from KraftMaid or Wellborn, Kohler or Moen fixtures, and a Cambria quartz top if you want stone. The written quote covers all of it before demo starts.
Ventilation and Code Correction
Many of these small baths were built with inadequate ventilation or none at all. We upgrade the exhaust fan and run the vent through an NOA-approved wall cap. If the original work was never permitted, we document the correction for your records. That paperwork matters if you sell the house or file a claim later.
Trusted Brands We Service in Kendall West
We stock common replacement parts locally for Kendall West jobs and source materials from recognized trade brands so the products behind our guarantee are as solid as the promise itself. Vanities and cabinetry come from KraftMaid and Wellborn. Countertops include Cambria, Silestone, and Caesarstone quartz. Fixtures run Kohler, Moen, and Blanco. On the structural side, we specify products that meet Miami-Dade NOA requirements, and we’ve used Dvele assemblies on projects where the homeowner wanted a higher-performance build envelope. You’ll see every product name and part number on your written quote before work starts.
Common Bathroom Remodeling Problems We See in Kendall West Homes
- Non-NOA exhaust vents and windows: Original builders or previous handymen installed products that don’t carry a Miami-Dade NOA number. The assembly works fine inland, but out here it’s a code violation and a wind-driven rain entry point. We replace it with an approved product and document the NOA number on the permit card.
- Subfloor wicking from the shallow water table: Kendall West slabs sit close to the water table. Once we cut the slab for plumbing, capillary moisture moves upward. Without a proper vapor barrier and moisture-resistant subfloor, the finished floor lifts or the grout cracks within a season. We address this on every slab cut.
- Wind-driven rain through original wall penetrations: Homes built in the late 80s and early 90s often have exhaust vents terminated into the block wall with no weep detailing. Storm water runs straight into the wall cavity. We re-rough-in with an NOA-approved wall cap and proper sealant detail.
- Post-Andrew repair shortcuts: Some homes were patched quickly after Andrew. We find mismatched tile substrates, unpermitted fixture swaps, and vent runs that terminate into attics. The fix isn’t glamorous, but documenting the correction matters for resale and insurance.
Pricing for Bathroom Remodeling in Kendall West, FL
Here’s what we quote in Kendall West, in writing, every time:
| Scope | Price Range |
|---|---|
| Bathroom Remodel | $9,000 – $28,000 |
| Small Bathroom Remodel | $5,000 – $12,000 |
| Walk-In Shower Installation | $4,500 – $12,000 |
| Bathroom Vanity Installation | $800 – $3,000 |
What moves the number: whether you’re moving plumbing (slab work triggers the moisture assembly and potential compaction review), the cabinet line you choose, and whether we’re correcting unpermitted work from a previous remodel. Every quote includes the permit, the NOA documentation, and our 365-Day Done Right Promise in writing. Call (936) 259-2607 for your free estimate.
We Also Serve Cities Near Kendall West
While this page covers Kendall West specifically, our crews work across the immediate area. We handle Bathroom Remodeling projects in Miami, Hialeah, Miami Gardens, and Homestead. The same written pricing, written guarantee, and NOA-compliant assemblies apply. If you’re just outside the Kendall West boundary, call and ask. We’ll tell you straight whether we cover your street.
Serving Kendall West, FL - Our Local Coverage Area
We’re based in the Kendall West 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 Kendall West
Yes. Any exterior penetration your remodel touches, including the exhaust vent through the block wall, a bathroom window, or an exterior door off a master bath, must use a Miami-Dade NOA-approved assembly. Inspectors in the High Velocity Hurricane Zone verify the NOA number against the permit before sign-off. A bathroom is technically interior, but the wall it sits against is part of the wind-load envelope. Call (936) 259-2607 if you want us to check your exact scope.
Kendall West is built on former Everglades wetland with one of the shallowest water tables in the county. Once a slab is cut for plumbing, moisture moves upward through capillary action. Without a proper vapor barrier and moisture-resistant subfloor assembly, finished floors lift and grout cracks within months. We address this on every slab cut, not just when the homeowner notices a problem.
A compliant quote includes the permit fee, the NOA-rated wall cap and window assembly with documented product numbers, a moisture-resistant subfloor assembly if slab work is involved, and line items for any code correction we find behind the walls. A cheap quote skips the NOA products, skips the vapor barrier, and hopes the inspector doesn’t look. Then you own the change order. Call (936) 259-2607 for a written quote that accounts for all of it.
Yes, if the tub is in good shape and properly set. We’ll inspect the tub’s substrate and the framing behind the surround before we quote. On a late-1980s CBS townhome near the Urban Development Boundary, our crew opened a hall bath and found the original exhaust vent terminated into the block wall with no weep detailing, a straight wind-driven rain path into the HVHZ-rated wall. We re-rough-in the vent through an NOA-approved wall cap, reset the Kohler tub surround on a new moisture-resistant subfloor over the existing slab, and passed inspection with the NOA number documented for the homeowner’s insurer.
Yes, often. When a remodel touches exterior penetrations, your insurer may ask for documentation that the work was done to current HVHZ code. A permit card showing NOA numbers on the vent, window, and any exterior door, plus the final inspection sign-off, gives you a paper trail. We document all of it as part of the job. Call (936) 259-2607 if you want to discuss what your insurer will need before we start.
Get Your Free Kendall West Bathroom Remodeling Estimate
You’re not ready to pick a contractor yet. You’re ready to see a real number. Call (936) 259-2607 and we’ll schedule a free estimate at your Kendall West home. Trevor Nash will walk the space, check the existing vent, window, and slab conditions, and hand you a written quote with a written guarantee. No pressure, no verbal ballpark, no change-order surprises. The number you see is the number you pay. Kendall West homeowners deserve that.
Written by Trevor Nash, Owner at Penhallow Remodeling, serving Kendall West and the surrounding Miami-Dade area.