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 Tamiami
A full kitchen remodel in Tamiami typically runs $16,520 to $53,100, and most projects take 6 to 10 weeks depending on cabinet lead times, countertop fabrication, and what we find behind the walls. At Penhallow Remodeling, we serve homeowners throughout the 33175 and 33184 ZIP codes, from the neighborhoods along SW 8th Street up to the communities near Coral Way and 137th Avenue. If you’re planning a kitchen update and want a written price before any work starts, call (936) 259-2607 and we’ll schedule a free estimate at your Tamiami home.
Why Penhallow Remodeling Is Tamiami’s Preferred Kitchen Remodeling Company
Homeowners in Tamiami call us because we put every price in writing before we pull a single cabinet. Trevor Nash leads our team, and the standard he set is simple: a written number on day one, a real arrival window, and a 365-Day Done Right Promise on every job. If something isn’t done right, we come back and fix it at no charge. That guarantee is printed on every contract we hand a Tamiami customer.
We know the housing stock here. Most Tamiami kitchens sit inside CBS concrete-block homes built between the late 1970s and mid-1990s, and opening one of those walls usually tells you more than any blueprint. We plan for what those homes actually contain: cloth-jacketed wiring, framing that was never strapped for high winds, and subfloor damage from years of South Florida humidity. Our Kitchen Remodeling team has worked through enough of these to know which questions to ask before demo day, not after.
When you call, a live person answers. Not a recording, not a callback window. That matters in Tamiami, where a water leak from a 35-year-old dishwasher supply line can’t wait until Monday. We answer 24/7 and we schedule estimates around your life, not ours.
Kitchen Design in Tamiami
Kitchen Design in Tamiami starts with how your family actually uses the room, then layers in what the existing CBS structure will allow without triggering a full structural reframe. For homes in the 33175 area, a full design-and-build kitchen remodel runs $16,520 to $53,100, which includes layout drawings, permit documents, structural review, cabinetry, countertops, and installation. We lay out every decision in writing before demo starts, so you know what your new island costs, what the KraftMaid cabinet order comes to, and where every dollar goes.
Layout and Workflow Planning
A good Tamiami kitchen design works with the home’s original footprint rather than against it. Many of these 1980s-era CBS homes have a closed-off galley kitchen with a load-bearing header separating it from the living space. We show you what opening that wall involves: whether the existing header needs a hurricane-strap retrofit, whether the slab can carry an island, and what the return air path looks like if you’re moving the range. Then we price it, in writing, before you commit.
Material Selection and Cabinet Choices
We specify cabinet and countertop lines that a homeowner can actually put hands on before ordering. For Tamiami clients we regularly install KraftMaid and Wellborn cabinetry, plus Cambria, Silestone, and Caesarstone countertops. Solid surface pricing and lead time vary by line, so we lay out three tiers on paper and let you pick what fits your budget without a surprise later.
Kitchen Renovation in Tamiami
A Kitchen Renovation in Tamiami often means more than swapping cabinets and counters. Because most homes here were built between the late 1970s and mid-1990s, many predate the 2002 Florida Building Code, and renovations on load-bearing walls routinely require hurricane-strap retrofits, updated electrical, and sometimes engineered fixings at the roof-to-wall connection. A full kitchen renovation in Tamiami runs $16,520 to $53,100 depending on the scope of structural work, the cabinet line, and the countertop material you choose.
Opening Walls and Structural Retrofits
When we open a wall in a 1980s CBS Tamiami home, we expect to find at least one of three things: cloth-jacketed wiring, framing with no hurricane straps, or moisture damage at the base of exterior walls. If the wall you want removed is load-bearing, the permit inspector will require a retrofit that brings the connection up to current high-velocity wind-zone standards. We write that allowance into the contract before we start, so it’s not a shock when the inspector asks for it.
Permitting and Code Compliance
Tamiami sits at the western edge of Miami-Dade’s built environment, which means two jurisdictions can touch your project. The county’s post-Hurricane Andrew wind-zone rules apply to structural changes, and if any earthwork or grading happens near the Everglades buffer, the South Florida Water Management District or U.S. Army Corps of Engineers may require environmental permits. We handle the permit set for you, and any code-driven upgrade gets priced and approved in writing before we proceed.
Trusted Brands We Service in Tamiami
We install and service cabinetry and surfacing from manufacturers that stand behind their products because our 365-Day Done Right Promise deserves a foundation built on components that last. For Tamiami kitchens, that means KraftMaid and Wellborn cabinetry, Cambria, Silestone, and Caesarstone quartz, and Kohler and Moen fixtures. Cambria quartz also carries its own lifetime warranty alongside ours, which gives you two layers of coverage on the same countertop. When a homeowner near the Tamiami Trail corridor wants a specific cabinet door profile or a particular quartz slab, we order from the same regional distributors the big design-build firms use, but our pricing is set before the first cabinet is ordered, not after.
Common Kitchen Remodeling Problems We See in Tamiami Homes
- Missing hurricane straps on load-bearing headers. Homes built before the 2002 Florida Building Code often have roof-to-wall connections that don’t meet current standards. If your remodel touches a load-bearing wall, the permit inspector will require the retrofit, so we plan for it in the written price.
- Subfloor moisture damage at sink bases and dishwasher alcoves. Tamiami’s wet-season water table sits 12 to 18 inches below grade, and a slow valve leak on a slab foundation wicks moisture up through the subfloor for years before you see the cabinet base swelling. We check under the dishwasher and at the sink rough-in before we quote.
- Cloth-jacketed wiring in walls we need to open or remove. Late-1970s and 1980s homes off SW 8th Street frequently contain wiring that won’t pass inspection once it’s exposed. We carry an electrical allowance in every Tamiami kitchen contract and bring any upgrade to you in writing before we touch it.
- Solution holes in the shallow limestone karst. Contractors drilling footings or piers in Tamiami sometimes hit natural voids in the porous Miami Limestone substrate. It’s a known local condition that requires grout fill before load-bearing work can proceed, and we factor that risk into any project involving foundation work.
Pricing for Kitchen Remodeling in Tamiami, FL
Kitchen remodeling costs in Tamiami run higher than a generic national average because our homes sit in a high-velocity wind zone with two permitting jurisdictions watching, and because most of the housing stock predates the current building code. A full kitchen remodel in Tamiami runs $16,520 to $53,100. A smaller scope, like a cabinet install only, runs $4,720 to $15,340, while countertop installation alone falls between $2,360 and $7,670. A kitchen island installation is typically $3,540 to $11,800 depending on whether we’re adding plumbing and electrical or just cabinetry and top. Every quote includes a written line-item breakdown, and every contract includes the 365-Day Done Right Promise at no extra charge.
| Tamiami Kitchen Service | Typical Price Range |
|---|---|
| Kitchen Remodel (full) | $16,520 – $53,100 |
| Kitchen Design | $16,520 – $53,100 |
| Cabinet Installation | $4,720 – $15,340 |
| Countertop Installation | $2,360 – $7,670 |
| Kitchen Island Installation | $3,540 – $11,800 |
What moves the number up or down? The cabinet line and countertop material are the biggest flex points. A Wellborn kitchen with a Cambria island will land higher than a builder-grade line. Structural work matters too: if you’re removing a load-bearing wall and the header needs hurricane strapping or a full engineered replacement, that adds real cost. We explain every line item before you sign, and a free estimate is a phone call away at (936) 259-2607.
We Also Serve Cities Near Tamiami
Penhallow Remodeling works with homeowners across Miami-Dade, including Kitchen Remodeling in Tamiami and the surrounding communities. We regularly schedule estimates in Miami, Hialeah, Miami Gardens, and Homestead. Dispatch and scheduling are coordinated from our Miami South Florida office, and crews serve Tamiami locally.
Serving Tamiami, FL - Our Local Coverage Area
We’re based in the Tamiami 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 Tamiami
A Tamiami kitchen remodel often runs higher because of two local conditions. First, any grading or earthwork near the Everglades buffer can trigger SFWMD or Army Corps environmental review, which adds permitting time and cost. Second, most Tamiami homes predate the 2002 Florida Building Code, so structural changes frequently require hurricane-strap retrofits that a newer Kendall or Doral home simply already has. We write those costs into the estimate up front. Call (936) 259-2607 for a free estimate.
Most of the time we find at least one of three things: cloth-jacketed wiring, missing hurricane straps on load-bearing headers, or moisture damage in the subfloor from a slow leak. We tore into a late-1980s CBS home off SW 8th Street near the Tamiami Trail corridor and found all three: the wall we planned to remove had old wiring, a soft subfloor at the sink base, and no straps on the exterior header we were tying into. We stopped, wrote a change order for the repairs, and got the homeowner’s sign-off before closing anything up.
We inspect first, then we write an allowance into the contract before demo begins. If we open a wall and find wiring that won’t pass inspection or framing that needs a retrofit, you get a written change order with a price before we proceed. Nothing gets hidden in the final invoice. The number on your change order is the number you pay.
Yes, in most cases where a load-bearing wall is altered. Miami-Dade’s post-Andrew code requires roof-to-wall connections to meet current high-velocity wind-zone standards whenever a structural element is touched. If your home lacks hurricane straps on the wall we’re modifying, the permit inspector will require them before sign-off. We include that in the written scope so you’re not surprised at inspection time.
We set a payment schedule in writing before demo starts, with each draw tied to a completed phase rather than a calendar date. You’ll see a clear schedule in your contract: an initial deposit, draws at defined milestones like cabinet installation and countertop set, and a final payment only after you’ve walked the finished kitchen. There’s no balloon payment at the end. Call (936) 259-2607 to schedule a free estimate and get your written price.
Every Penhallow Remodeling project in Tamiami includes the 365-Day Done Right Promise in writing. If any part of the work fails within one year, we return and fix it at no charge. If a repair fails after we’re back on site, the second visit is free. No service call, no re-inspection fee. Cambria quartz countertops also carry their own lifetime manufacturer warranty, which runs alongside ours.
Call Penhallow Remodeling for Your Tamiami Kitchen Project
If you’re tired of contractors who won’t put a number in writing, call Trevor Nash and the team at Penhallow Remodeling. We serve Tamiami with written pricing, a defined arrival window, and a 365-Day Done Right Promise on every job. Background-checked, uniformed technicians on every visit, and a live person answers the phone 24/7. Call (936) 259-2607 to schedule your free estimate today.
Written by Trevor Nash, Owner at Penhallow Remodeling, serving Tamiami, FL.