Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterFast, Reliable Kitchen Remodeling Across Surfside
Kitchen remodeling in Surfside typically runs $14,000 – $45,000 for a full remodel, with smaller galley-kitchen refreshes starting around $9,000. The number moves based on what’s behind the drywall, and in Surfside, that’s rarely nothing. Our Kitchen Remodeling team works in these aging concrete towers off Collins Avenue and along 96th Street every week. Call (936) 259-2607 and Trevor Nash will walk you through a written price before demo day, not after the wall comes open.
Key Takeaways
- Kitchen remodels in Surfside run $14,000 – $45,000, with small galley kitchens at $9,000 – $20,000 and cabinet installation at $4,000 – $13,000.
- Surfside’s 1960s – 1980s concrete condo towers hide rebar corrosion and failed waterproofing behind the drywall, and SB 4D milestone inspections can stop a remodel mid-demo if the scope ignores the structural report.
- We write a price before work starts, inspect and sign off before framing resumes, and back the job with the 365-Day Done Right Promise in writing.
Why Penhallow Remodeling Is Surfside’s Preferred Kitchen Remodeling Company
We know what a 1972 kitchen on Surfside’s barrier island looks like inside the walls, because we’ve opened enough of them. Condo kitchens in this town are not the drywall-and-2×4 boxes you find inland. They’re set into concrete frames with decades of salt-air exposure, and the permit process here is governed by a post-2021 inspection regime that no other coastal town in Florida carries at this scale. Homeowners from the oceanfront towers around 88th and 91st Street, down through the condos along Carlyle Avenue, call us because we don’t flinch when a structural report lands on the project mid-scope.
Every estimate is written before work starts, and every job carries the 365-Day Done Right Promise: if the work doesn’t hold, we come back and fix it, no charge, in writing. Trevor Nash leads the Surfside work. He’s the one on the phone when you call, not a dispatcher reading a script.
Countertop Installation in Surfside
Countertop Installation in Surfside runs $2,000 – $6,500 depending on material, linear footage, and what the slab below the old counters looks like once they’re pulled. Most homeowners here choose Cambria, Silestone, or Caesarstone quartz because it doesn’t need sealing the way granite does, and it holds up to the humidity that rolls off the Atlantic and Indian Creek on both sides of the island. We template on-site, cut at the fabricator, and set the stone on a prepped substrate, not on whatever surface the 1970s tile left behind.
Quartz and granite set on concrete slabs
Surfside condos rarely have a plywood subfloor under the kitchen tile. The tile is usually set directly on the original concrete slab. That means we level and waterproof first, specify materials rated for a high water table, and only then set stone. If the slab edge is spalled from chloride exposure, the counters wait until the concrete is repaired and signed off.
Written pricing before the stone is ordered
We quote the slab, the template, the fabrication, and the install as one written number. Cambria carries its own lifetime warranty alongside our 365-day promise, so you have two layers of protection on the same counter.
Kitchen Remodeling Company in Surfside
As a Kitchen Remodeling Company working across Surfside, we price the job the way the town actually builds them: inspection first, allowances written into the contract, and any surprise priced and approved in writing before we touch it. A full kitchen remodel in Surfside runs $14,000 – $45,000. A small or partial galley remodel runs $9,000 – $20,000. Those ranges hold unless the demo uncovers a structural condition the association’s engineering report already flagged, and then the change order goes to you in writing before a single additional dollar is spent.
Older concrete towers and SB 4D sign-off
In a 1968 or 1974 tower, opening a load-bearing galley wall can expose corroded slab-edge rebar or post-tension cable anchorage. The structural engineer has to inspect and sign before framing can resume, which is exactly how it should work. We plan for that, and we don’t let it stall the job longer than the inspection itself takes.
Permits as a real driver of scope
A kitchen permit in Surfside can trigger the association’s SB 4D milestone findings. We read the Phase 1 and Phase 2 reports before we write the estimate, so the scope of work matches what the town’s inspection regime requires, and the build doesn’t stop cold mid-demo.
Trusted Brands We Service in Surfside
We install KraftMaid and Wellborn cabinetry, Cambria, Silestone, and Caesarstone countertops, and Kohler and Moen fixtures because the products behind a guarantee have to be as solid as the promise itself. For Surfside kitchens, we order cabinet lines that hold up to salt-air humidity without warping, and we keep common replacement hardware and faucet parts stocked locally so a follow-up isn’t a two-week wait. If you’re doing a full remodel, we also work with slab fabricators who template and cut here in the South FL metro, not two states away. The brands are recognized trade lines, not big-box leftovers, and they’re covered by our 365-day promise the same as the labor.
Common Kitchen Remodeling Problems We See in Surfside Homes
- Corroded slab-edge rebar inside the wall. Opening a galley wall in a 1960s – 1980s concrete tower often reveals rebar that’s spalled and chloride-corroded from decades of ocean salt spray on both sides of the island. This is a structural repair, not a cosmetic one, and it needs an engineer’s sign-off before cabinets go up.
- Tile set directly on concrete with no wood subfloor. Homeowners assume there’s plywood under the old tile. In Surfside condos, there usually isn’t. Leveling and waterproofing have to be specified for the slab and the high water table, or the new floor fails early.
- Outdated galvanized supply lines behind the sink wall. A 50-year-old tower kitchen often has galvanized pipes that are corroded from hard water and salt air. Opening the wall is the right time to replace them with PEX or copper, before the new cabinets and backsplash go in.
- Permit scope that ignores the SB 4D milestone report. If the association’s structural inspection flagged the pool deck or garage soffit, and your kitchen shares that structural frame, the permit office and the association can both stop the work. We pull the report before we write the number.
Pricing for Kitchen Remodeling in Surfside, FL
The numbers below are what we see across Surfside right now, from the smaller units along Harding Avenue to the oceanfront towers on Collins. The ranges are real, not placeholders, and the biggest variable is what’s behind the wall once demo starts.
| Service | Typical Price Range in Surfside |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Small Kitchen Remodel | $9,000 – $20,000 |
| Cabinet Installation | $4,000 – $13,000 |
| Countertop Installation | $2,000 – $6,500 |
| Kitchen Island Installation | $3,000 – $10,000 |
What moves the number: cabinet line, countertop material, whether the wall is load-bearing, whether the slab needs concrete repair, and what the permit triggers. Call (936) 259-2607 for a free estimate with a written price you can hold us to.
We Also Serve Cities Near Surfside
Our Kitchen Remodeling in Surfside work also reaches neighbors in Miami, Hialeah, Miami Gardens, and Homestead along the South FL metro corridor. The pricing above is calibrated for Surfside’s coastal concrete condos. Call for a written estimate specific to your building.
Serving Surfside, FL - Our Local Coverage Area
We’re based in the Surfside 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 Kitchen Remodeling in Surfside
Because Surfside’s aging concrete towers hide conditions that no visual inspection can catch until the drywall is open: corroded slab-edge rebar, failed waterproofing, galvanized supply lines that are rotting from salt air. We handle this by writing inspection-based allowances into the contract up front, and any change is priced in writing and signed before we proceed. No one spends a dollar without approving it. Call (936) 259-2607 to walk through your building’s likely conditions.
Yes, any remodel that touches structural walls, plumbing, or electrical needs a permit in Surfside. In a condo, that permit is reviewed alongside the association’s SB 4D milestone inspection report, which means a scope of work that ignores the Phase 1 or Phase 2 findings can be stopped mid-demo. We read the engineering report before we write the estimate, so the permit review doesn’t land on you as a surprise.
Yes, once the slab is sound. We level and waterproof it first, and if the slab edge is spalled from chloride corrosion, we repair and re-encapsulate the concrete before any cabinets or stone go in. The floor has to be structurally sound first, always. If the slab is too far gone, we bring in a structural engineer and price the repair as a written change order.
We tie draws to completed milestones, not arbitrary dates. If a surprise appears, we stop, price it in writing, get your signature, and only then adjust the schedule. The 365-Day Done Right Promise stays in place through the change orders, so the guarantee isn’t voided by a concrete repair you didn’t know was coming.
The building itself. Inland Florida kitchens are mostly wood-frame with drywall and plywood subfloors. Surfside kitchens sit in concrete frames exposed to Atlantic and Indian Creek salt spray on both sides for 50-plus years. Corroded rebar, chloride-wracked slab edges, and SB 4D-triggered engineering sign-offs simply don’t exist inland at this scale, and they’re exactly what we price for before demo starts. Call (936) 259-2607 for a free estimate and a written number you can compare.
Written by Trevor Nash, Owner at Penhallow Remodeling, serving Surfside’s coastal condo and home kitchens with written pricing and a written guarantee on every job.