Kitchen Remodeling in South Miami - Written Fixed Price, Finish Date in the Contract

Fast, Reliable Kitchen Remodeling Across South Miami

Kitchen remodeling in South Miami runs $16,520 – $53,100 for a full remodel, and most projects take four to eight weeks depending on scope. We work across South Miami, from the streets off Sunset Drive to the neighborhoods around South Miami Park, and we know what these homes hide behind their walls. Call (936) 259-2607 to schedule a free estimate, and we will walk your kitchen with you, identify what a permit will flag, and hand you a written price before any wall gets opened.

Call (936) 259-2607

We are Penhallow Remodeling, led by Trevor Nash. We run every South Miami kitchen project on the Kingswell standard: a written price before work starts, a defined arrival window, and a 365-Day Done Right Promise in writing. If it is not right, we make it right. That is the whole arrangement.

Key Takeaways

• A full South Miami kitchen remodel costs $16,520 – $53,100; smaller jobs start around $10,620.
• Older CBS homes in South Miami frequently hide unpermitted work, undersized framing, and cloth-wrapped wiring.
• South Miami’s 2016 solar ordinance can trigger a solar-readiness review on major kitchen permits, even if you are not touching the roof.
• Any surprise condition gets priced as a written change order and signed by you before we touch it.
• Every project carries a written 365-Day Done Right Promise; if it fails, we return and fix it at no charge.

Why Penhallow Remodeling Is South Miami’s Preferred Kitchen Remodeling Company

South Miami homeowners have been burned before. A contractor who underbid the walkthrough, then discovered the carport conversion was never permitted and handed over a change order with a shrug. Or a company that closed the walls on old wiring and disappeared when the GFCI started tripping. That is the exact problem we solve by doing the inspection work first and writing the allowances into the contract.

Our crews work South Miami regularly, from the concrete block homes near Murray Park to the cluster of mid-century builds along Ludlam Road. We know the city’s permitting desk, and we know which conditions on a late-1940s or early-1960s CBS home will trigger Miami-Dade HVHZ wind-load or electrical review. Trevor Nash runs scheduling out of our Miami (South FL) office, and our South Miami customers get background-checked, uniformed technicians who show up in the window we gave. When you call, a person answers. That is a Kingswell rule, not a marketing line.

The difference is not charisma. It is paperwork. You get a written number, a written guarantee, and a crew that leaves the job site cleaner than we found it.

Kitchen Cabinet Refacing Contractors in South Miami

Kitchen Cabinet Refacing Contractors in South Miami handle the job that makes sense when your cabinet boxes are solid but the doors, drawer fronts, and finish look twenty years past their prime. Refacing replaces the visible surfaces and hardware, keeps the existing layout, and costs $4,720 – $15,340 in South Miami. It runs a fraction of a full cabinet replacement, and we can usually complete it in under two weeks.

Many South Miami kitchens from the 1950s and 1960s were built with plywood boxes that are better than what you would get from a budget cabinet line today. If the frames are square and the interiors are dry, refacing is a smart call. What you get: new doors and drawer fronts, veneer or laminate on the face frames, soft-close hinges, and new pulls.

When Refacing Works

We tell every South Miami homeowner the same thing: if the layout works and the boxes are sound, reface. If the layout fights you every morning, replace. The structural check matters here, because older homes have settled, and the floor may no longer be level. A reface on a badly settled box is cosmetic work on a problem.

Materials and Finish

We order doors in paint-grade maple or a wood veneer you choose, paired with hardware from Moen or Kohler. The finish is sprayed in a controlled shop, so you are not living through cabinet-painting fumes in your South Miami kitchen.

Kitchen Remodeling Contractor in South Miami

A Kitchen Remodeling Contractor in South Miami runs the full tear-out and rebuild, and that work costs $16,520 – $53,100. The wide range is honest because these older homes separate into two very different jobs: a cosmetic refresh with new cabinets and counters, or a structural correction that opens walls and upgrades what is behind them. In South Miami, we plan for the second kind.

Here is what a full remodel includes: demolition to the studs, framing repair, electrical rough-in, plumbing rough-in, insulation, drywall, flooring, cabinet installation, countertop fabrication and install, backsplash, and finish plumbing. We also coordinate the permit and the inspections. You should never be the one chasing the city.

What Happens Before We Write the Price

We inspect first. That means we look at the electrical panel, the wall framing where we can access it, the slab transitions, and the attic or roof structure above the kitchen. We check whether the carport-to-garage conversion was permitted. We check the branch wiring. Only then do we write the number.

The Change Order Rule

If we open a wall and find something the inspection could not see, we stop. We document it, write exactly what it costs to fix it, and wait for your signed approval before we touch it. That is the Kingswell standard, and it is why the number on day one can actually be the number on the invoice.

What Opening a South Miami Kitchen Wall Actually Turns Up

South Miami’s residential stock is largely concrete block structure homes built between the late 1940s and early 1970s. They were framed and wired to a standard that made sense seventy years ago, and many of them have been modified without permits since. When we open a kitchen wall, we frequently find aluminum branch wiring that predates the code requiring copper, cloth-wrapped wire feeding a subpanel with no inspection history, or a carport-to-garage conversion where someone hung a load-bearing header on undersized framing because they did not know it was load-bearing.

None of that is visible from a walkthrough, and every one of those discoveries changes the scope. That is why our South Miami quotes include written allowances for structural and electrical corrections. You are not gambling with a number. You are paying a professional to plan for what forty to seventy years of Florida humidity, salt air, and DIY ambition did to your house.

On a late-1950s CBS home off Sunset Drive near South Miami Park, our crew opened the kitchen wall and found exactly that: a permitless carport-to-garage conversion carrying a load-bearing header on two-by-fours that were never meant to hold it, and cloth-wrapped wiring feeding a subpanel with no inspection sign-off. We stopped, brought the city inspector in, wrote the structural repair and rough-in upgrade as a priced change order with a signed approval, and only then closed the walls. The homeowner was not happy about the cost. They were happy it got found before the drywall went up and the inspector never looked behind it.

South Miami’s Solar Ordinance and Your Kitchen Remodel

Here is a fact you will not find on a generic kitchen remodeling page. South Miami passed an ordinance in 2016, the first city in Florida and among the first east of the Mississippi, mandating solar panel installation on new single-family residential construction. Every ground-up build or major permitted addition in South Miami triggers solar compliance review at plan submittal. Coral Gables, Pinecrest, and unincorporated Miami-Dade do not have this requirement.

What does that have to do with a kitchen remodel? If your project pulls a major permit and touches roof structure or electrical service, it can trip a solar-readiness review. That means roof orientation, structural loading for panel weight, and a designated conduit run to the main panel get looked at, and the city’s reviewers will not approve a permit set that omits the solar-ready documentation. Contractors who do not know South Miami submit a kitchen permit and get bounced at plan review for missing solar documentation they did not know to include. We file South Miami permits regularly. We build the solar-readiness path into the plan set before it goes to the desk.

This is not a cost you can avoid by hiring someone who ignores it. It is the city’s process, and it applies whether or not you ever install a panel. We factor it into the permit package and the timeline so your kitchen does not sit half-finished while a reviewer sends a correction letter.

Flat Roofs, High Water, and the Terrazzo Floor Under Your Cabinets

Two conditions shape almost every older South Miami kitchen remodel. The water table sits just two to four feet below grade across the city, which kills any idea of below-grade construction and makes slab elevations and drainage the first conversation on a major project. And many of these homes have flat or low-slope built-up roofs that were never re-flashed over the kitchen, so moisture has been working its way into the wall cavity for years.

When we remove old base cabinets in a South Miami home, we commonly find failed waterproofing at the slab-to-wall transition. The block wall wicks moisture up, the old caulk gave up, and the bottom plate of the framing has been soaking. The fix is a written line item, not a shrug: proper flashing at the transition, a vapor barrier where the wall meets the slab, and addressing the roof above so the water stops entering in the first place. Skip that and you get a mold call a year after the countertops are in.

Terrazzo floors are a South Miami signature, and they are often beautiful under half a century of wax. If you want to keep yours, we protect it during demo and we do not pour self-leveler over it without checking for cracks that run to the perimeter. If you are covering it, we make sure the slab is dry and the moisture barrier is in place before tile or plank goes down. A high water table means a slab that never really dries from below.

Trusted Brands We Service in South Miami

We install cabinetry from KraftMaid and Wellborn, and countertops from Cambria, Silestone, and Caesarstone. Those are the brands we put behind our guarantee because their own warranties stack on top of our 365-Day Done Right Promise. For South Miami customers, that means a Cambria quartz countertop carries a lifetime warranty from the manufacturer, and our workmanship carries its own written promise. We stock local parts and order materials from Miami-area supply houses, which keeps lead times short for refacing jobs and full cabinet installs. Kohler and Moen fixtures are our standard finish plumbing. The products behind the promise matter, and these are the ones we trust with your kitchen.

Common Kitchen Remodeling Problems We See in South Miami Homes

• Unpermitted carport-to-garage framing. The wall between the garage and kitchen becomes load-bearing because the old carport opening got filled in wrong. We find undersized headers and studs that were never designed to carry roof load.
• Aluminum and cloth-wrapped branch wiring. Pre-1970s South Miami homes were often wired with aluminum branch circuits. They corrode at the connections and do not meet current code. Opening walls is the only way to verify what is really in there.
• Slab-to-wall moisture wicking. The high water table and block construction mean capillary action pulls moisture up the walls. Old flooring hides it until the cabinets come out and the damage is visible.
• Flat-roof flashing failures over the kitchen. Low-slope built-up roofs were common on South Miami homes, and many were never re-flashed. The water enters at the parapet and travels down into the wall cavity above the kitchen, out of sight until the drywall is open.

Pricing for Kitchen Remodeling in South Miami, FL

We Also Serve Cities Near South Miami

Our crews work South Miami and the surrounding cities. If you are in South Miami, we are local to you, and we also schedule Kitchen Remodeling projects in Miami, Hialeah, Miami Gardens, and Homestead. Wherever your house is, the same rules apply: a written price, a real arrival window, and a 365-day written guarantee.

FAQs About Kitchen Remodeling in South Miami