Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterFast, Reliable General Contractor Across Ojus
Ojus homeowners need a general contractor who understands what building here actually means. It means county permits, not city ones. It means High-Velocity Hurricane Zone product approvals on every window and door. It means hitting oolitic limestone four feet before you expected to, and budgeting for the hydraulic breaker that follows. We know because we work these lots off West Dixie Highway, NE 199th Street, and the Oleta River drainage basin every month. When you call Penhallow Remodeling at (936) 259-2607, you get a written price before any work starts, a real arrival window, and a 365-day promise that if it is not done right, we make it right. That is how Trevor Nash runs every Ojus project.
Why Penhallow Remodeling Is Ojus’s Preferred General Contractor Company
Ojus homeowners have been burned by contractors who bid the job, started demo, then handed over a change order the size of a second mortgage. Our approach is different because the written price and the written guarantee come first. Trevor Nash sits down at your kitchen table, walks through the scope line by line, and puts the number in writing before a single footing is dug. The 365-Day Done Right Promise backs every project: if something fails inside that year, we come back and fix it at no charge. Not a pro-rated credit. Not a re-inspection fee. A free return visit and the repair done right.
We answer the phone. A live person picks up 24/7, not a voicemail maze. Background-checked, uniformed technicians show up for the window we gave you, and they leave the job site cleaner than they found it. That is the Kingswell standard that has operated since 2004, and it applies to every kitchen remodel, bathroom remodel, and whole-home project we scope in Ojus.
Remodeling Contractor in Ojus
A Remodeling Contractor in Ojus handles the interior transformations: kitchens, bathrooms, and whole-home reconfigurations that bring a 1960s CBS ranch into the way your family actually lives now. These projects often cascade in Ojus because of the housing stock. Open up a wall in a 1958 concrete block home and you find single-pane jalousie windows, an undersized electrical panel, and a flat roof that has been patched three times. A kitchen remodel typically runs $14,000 – $45,000 in Ojus depending on cabinet line, countertop material, and whether we are moving plumbing or electrical. A small kitchen remodel runs $9,000 – $20,000.
Cabinetry and Countertops
We install KraftMaid and Wellborn cabinetry with Cambria, Silestone, or Caesarstone quartz tops. Cambria carries its own lifetime warranty alongside ours, so the layers of protection run deeper than the substrate. Cabinet installation in Ojus runs $4,000 – $13,000, and countertop installation typically falls between $2,000 and $6,500.
Bathroom and Shower Work
Bathroom remodels in Ojus run $9,000 – $28,000, with small bathrooms at $5,000 – $12,000. Walk-in showers run $4,500 – $12,000, and a tub-to-shower conversion runs $3,500 – $10,000. We use cement board substrate behind every tile wall, the moisture-resistant layer that keeps your grout from cracking and your studs from rotting in South Florida humidity.
Licensed General Contractor in Ojus
A Licensed General Contractor in Ojus pulls permits through Miami-Dade County, not a city building department. That distinction matters more than most homeowners realize. Ojus is unincorporated, so every trade permit, inspection, and certificate of occupancy runs through county review timelines and full High-Velocity Hurricane Zone compliance. Every window, exterior door, and roofing product must carry a Miami-Dade Notice of Acceptance before installation. It is a product-approval layer that goes beyond the Florida Building Code, and it does not apply the same way in neighboring incorporated cities like Aventura or North Miami Beach.
Additions and ADUs
Home additions in Ojus run $45,000 – $130,000 depending on square footage, foundation type, and whether we are tying into existing plumbing or running new lines. ADU construction runs $90,000 – $220,000 when you include septic and well setback review, HVHZ-rated windows and doors, and the stem-wall foundations common near the Oleta River drainage basin. Garage conversions run $30,000 – $80,000, though that number climbs fast if the existing slab is not thick enough for the new use.
Windows and Roofing
Impact window installation in Ojus runs $8,000 – $25,000, and roof replacement runs $8,000 – $20,000. Both require Miami-Dade NOA product approvals, which we verify before ordering. The county inspector will not sign off on a window or roof product that lacks the NOA, and neither will we.
Trusted Brands We Service in Ojus
We source materials from manufacturers that stand behind their products the same way we stand behind our labor. KraftMaid and Wellborn cabinetry, Cambria, Silestone, and Caesarstone countertops, Kohler and Moen fixtures, James Hardie siding. For Ojus acreage projects with detached ADUs and outbuildings, we also work with prefab ADU manufacturers like Abodu and Cover when the lot access and county setbacks allow, which can shorten the on-site schedule materially. The right product choice changes the price and the timeline, and we walk you through both before you sign anything.
Common General Contractor Problems We See in Ojus Homes
- Hitting the rock. Oolite Miami Limestone sits within 12 – 24 inches of grade across most of Ojus, so footing trenches, pool shells, and utility lines routinely require hydraulic breakers instead of a mini-excavator. Contractors who bid the job as if the soil were sandy Dade fill leave out days of equipment time, and the homeowner pays for it later.
- HVHZ product re-orders. A contractor orders windows or an exterior door without a Miami-Dade Notice of Acceptance, inspection fails, and the homeowner eats a re-order as a change order. We verify NOA compliance before anything is ordered, not after.
- Flood zone finished floor elevations. Portions of Ojus near the Oleta River sit in FEMA flood zones that mandate minimum finished floor elevations and specific foundation designs. A slab-on-grade that works in Miami Gardens may not pass in Ojus, and the difference is a stem-wall foundation that costs real money.
- Scope-of-work guessing. Quoting a detached ADU, shop, or addition off a rough square-foot number instead of a written scope with allowances is how grading, drainage, and utility trenching turn into surprise invoices. We write the scope first, price it second.
Pricing for General Contractor in Ojus, FL
No vague numbers. Here is what Ojus acreage work actually costs, line by line.
| Project | Typical Ojus Range |
|---|---|
| ADU Construction | $90,000 – $220,000 |
| Home Addition | $45,000 – $130,000 |
| Garage Conversion | $30,000 – $80,000 |
| Impact Window Installation | $8,000 – $25,000 |
| Roof Replacement | $8,000 – $20,000 |
| Paver Driveway Installation | $7,000 – $18,000 |
What drives the number up or down in Ojus specifically: how much rock we have to break, whether your lot sits in a FEMA flood zone requiring a stem-wall foundation, the distance from the county sewer tap or the need for a septic and well setback review, and the NOA-rated product selections. We give you a written price up front, not a verbal ballpark. The number on day one is the number on the invoice. Call (936) 259-2607 for a free estimate on your specific lot.
We Also Serve Cities Near Ojus
Penhallow Remodeling runs General Contractor crews throughout northeast Miami-Dade. If you are in Miami, Hialeah, Miami Gardens, or Homestead, we bring the same written price, the same 365-Day Done Right Promise, and the same local building knowledge. Learn more about our work across the region at our General Contractor in Ojus page, where we lay out the acreage-specific scoping approach described here.
Serving Ojus, FL - Our Local Coverage Area
We’re based in the Ojus 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 General Contractor in Ojus
Miami-Dade County issues the permit, because Ojus is unincorporated. There is no city building department to route through. Every trade permit, inspection, and the final certificate of occupancy runs through the county, and the county enforces full High-Velocity Hurricane Zone rules on windows, exterior doors, and roofing. We handle the permit package, the NOA product documentation, and the inspection scheduling so you are not standing in line at the county office. Call (936) 259-2607 and we will pull the right permits for your specific structure.
Oolite Miami Limestone sits within a foot or two of grade across most of Ojus, so a footing trench that takes one day in sandy soil takes three to four days with hydraulic breakers. Local contractors call it “hitting the rock,” and any out-of-area bid that does not include a rock-breaking allowance is a bid that will change. We budget for the breaker from the first line item. If your lot is close to the Oleta River drainage basin, you may also need a stem-wall foundation to meet FEMA finished floor elevations, which adds cost but is non-negotiable under county code. Get a written quote that includes these realities: call us for a free estimate.
Yes. The finished floor elevation may have to sit higher than the natural grade, which typically means a stem-wall foundation instead of a slab-on-grade. The county reviews FEMA flood zone maps as part of the permit, and the foundation design follows from that. We scoped a detached shop and ADU off NE 199th Street where the first trench hit oolite at 18 inches and the flood zone pushed us into a stem-wall. The homeowner had priced a slab. We re-scoped before quoting, not after the trench was open. Call (936) 259-2607 and we will check your lot’s flood zone and rock depth before we hand you a number.
The county inspector has to sign off on every permitted scope item, including HVHZ-rated windows, exterior doors, and roofing with Miami-Dade Notice of Acceptance documentation on file. Electrical, plumbing, and structural inspections all need to pass, and any flood-zone foundation requirements need to be met. We manage the inspection schedule and the paperwork so the certificate of occupancy is not the surprise at the end of the job. The written scope we give you includes every item the county will want to see. For an exact walkthrough of your property, call (936) 259-2607.
We write the full scope before we quote, including rock-breaking allowances, flood-zone foundation requirements, NOA product approvals, septic and well setbacks, and equipment access. The price you sign is the price we build to, and if something outside the written scope comes up, we flag it before it becomes a surprise invoice. The 365-Day Done Right Promise covers our work for a year after completion, so if anything fails inside that window, we come back and fix it at no charge. That is the whole point of the written price and the written guarantee. Call (936) 259-2607 for a free estimate and a scope that covers the acreage realities of your specific Ojus lot.
Written by Trevor Nash, Owner at Penhallow Remodeling, serving Ojus under the Kingswell standard since 2004.