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 Three Lakes
A full kitchen remodel in Three Lakes typically runs $14,000 – $45,000, with smaller partial remodels starting around $9,000. The number moves based on cabinet line, countertop material, and what our crew finds once the walls are open, which in this part of unincorporated Miami-Dade matters more than most places. We serve every neighborhood across Three Lakes, from the blocks along SW 137th Avenue out to the Urban Development Boundary, and we know how the wet-season saturation and pre-1992 housing stock here shape the work. Call (936) 259-2607 for a written, line-item price before any work starts.
Why Penhallow Remodeling Is Three Lakes’s Preferred Kitchen Remodeling Company
We work under the Kitchen Remodeling standard set by the Kingswell family of companies, operating to The Kingswell Way since 2004. That means a written price before we start, a defined arrival window, a clean job site, and a written guarantee on every project. For Three Lakes homeowners, that guarantee carries extra weight because this is a market where surprises hide behind drywall.
Our crews know the streets here. We have worked kitchens near the three lakes themselves, along the SW 8th Street corridor, and inside neighborhoods west of the Turnpike where the Urban Development Boundary runs close to backyards. What we consistently see is a patchwork of pre-1992 CBS construction sitting next to post-Hurricane-Andrew rebuilds, often on the same block. That local knowledge is why our estimates include allowances for the code upgrades an open wall triggers, not just the pretty stuff.
Trevor Nash leads our team, and every technician who walks into a Three Lakes home is background-checked and in uniform. A live person answers the phone 24/7, not a voicemail maze. When you call for a quote, you get a real conversation and a written number before anyone picks up a tool.
Kitchen Cabinet Refacing Contractors in Three Lakes
Kitchen Cabinet Refacing Contractors in Three Lakes do a specific job: they replace doors, drawer fronts, and veneer surfaces while keeping the existing cabinet boxes in place. If your cabinet frames are square, solid, and free of water damage, refacing gets you a new-looking kitchen for roughly $4,000 – $13,000, which is meaningfully less than a full cabinet tear-out and replacement.
Here in Three Lakes, we inspect the boxes before recommending refacing. Cabinet boxes that have sat through decades of Everglades-adjacent humidity sometimes hide swelling or delamination behind the face frames. If the substrate, meaning the structural body of the cabinet, has absorbed moisture from wet-season saturation, refacing over it just wraps a problem in new laminate. We will tell you straight if refacing makes sense, and we will show you the boxes before we agree to anything.
When Refacing Is the Right Call
Refacing works best for kitchens where the layout already functions and the cabinet boxes are in good shape. We replace the doors and veneers, install new hardware, and match KraftMaid or Wellborn door styles to your existing footprint. The job stays faster and less messy than a full remodel, and the price stays in that $4,000 – $13,000 band.
Refacing Materials We Specify
We refuse to cut corners on cabinet-grade materials. The doors and veneers we install carry the same moisture-resistance specs we would use on a full replacement, which matters in a climate that pushes 60-plus inches of rain a year. We recommend against the thinnest veneer sheets sold by some discount outfits because the glue line fails early in high-humidity kitchens like the ones we see across Three Lakes.
Kitchen Remodeling Contractor in Three Lakes
A Kitchen Remodeling Contractor in Three Lakes handles projects that go beyond surface updates: layout changes, wall removal, electrical and plumbing rough-in changes, new cabinetry, countertops, and flooring. These jobs typically run $14,000 – $45,000 depending on the footprint, structural work, and material selections, and they almost always trigger a Miami-Dade permit once walls are opened.
We approach every Three Lakes kitchen as an inspection-first job. Before we touch a single stud, we document what the walls are hiding, price the known scope, and write an allowance into the contract for the conditions we cannot see until demolition starts. When we find something, and in pre-Andrew homes we usually do, the change order is written, priced, and approved before we proceed. Nothing moves without your signature.
Full Remodel Scope of Work
A full remodel usually includes layout drawings, cabinet teardown and replacement, countertop installation, backsplash, flooring, electrical and plumbing adjustments to current code, and finish work. The price moves upward when we have to correct framing, replace aluminum branch wiring, or repair moisture-damaged subfloor, all of which are common discoveries in Three Lakes homes near the Everglades fringe.
Small and Partial Kitchen Remodels
Not every Three Lakes kitchen needs a full gut. A smaller remodel, $9,000 – $20,000, might mean new cabinet fronts, a new countertop run, a tile backsplash, and updated fixtures without moving walls or reconfiguring plumbing. We price these the same way we price everything: written, line by line, before work begins.
Trusted Brands We Service in Three Lakes
We install and service cabinetry and finishes from brands that carry their own warranties alongside ours. KraftMaid and Wellborn cabinetry, Cambria, Silestone, and Caesarstone countertops, Kohler and Moen fixtures. In Three Lakes, we keep the common touch-up kits and hardware components for these lines stocked locally, which means small corrections do not require a weeks-long part order from out of state. That matters when you want your kitchen finished, not waiting on a hinge.
Common Kitchen Remodeling Problems We See in Three Lakes Homes
- Pre-1992 framing behind post-Andrew drywall. Homes rebuilt after Hurricane Andrew often kept older framing underneath new wall finishes. We find undersized headers and inconsistent stud spacing, both of which a permit inspection catches once the walls are open.
- Aluminum branch wiring. Homes built through the early 1990s in Three Lakes frequently still have aluminum branch circuits feeding kitchen receptacles. Remodeling triggers a correction to copper or approved connectors, and that is a real cost on the estimate, never a surprise we spring later.
- Slab-on-grade moisture at the Everglades fringe. The wet season saturates the soil here, and we regularly find moisture migration through slab floors and around sink walls. A kitchen remodel is the right moment to address cab interior moisture barriers and waterproofing before cabinets go back in.
- Miami-Dade NOA product rejections. Builders sometimes install windows, doors, or fasteners that carry Florida Product Approval but lack the county’s Notice of Acceptance. Out-of-county crews learn about this the hard way; we verify NOA status before we order materials for a Three Lakes project.
Pricing for Kitchen Remodeling in Three Lakes, FL
Here is what our written quotes look like in Three Lakes right now:
| Service | Typical Price Range |
|---|---|
| Full 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 |
| Backsplash Installation | $800 – $2,500 |
| Kitchen Island Installation | $3,000 – $10,000 |
The biggest driver of a Three Lakes kitchen quote is what the inspection finds behind the drywall. Pre-1992 framing corrections, aluminum wiring replacement, and slab moisture mitigation all add cost, and we would rather price the allowance honestly up front than hand you a surprise after demo day. Call (936) 259-2607 for a free, written estimate. Every quote is line-itemed, and every job carries the 365-Day Done Right Promise in writing.
We Also Serve Cities Near Three Lakes
We work throughout the southwestern Miami-Dade corridor. If you are in Miami, Hialeah, Miami Gardens, or Homestead, our Three Lakes crews can schedule a kitchen consultation with the same written-price standard and the same 365-Day Done Right Promise. One call covers the entire area: (936) 259-2607.
Serving Three Lakes, FL - Our Local Coverage Area
We’re based in the Three Lakes 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 Three Lakes
Because Three Lakes sits inside unincorporated Miami-Dade’s High-Velocity Hurricane Zone, and a licensed local contractor prices for NOA-compliant materials, post-Andrew framing corrections, and the permit inspections that out-of-county crews often never include. A quote from a crew based outside Miami-Dade may skip the Miami-Dade Notice of Acceptance verification and the permit fees, which means the price looks lower on paper and then balloons once the county inspector flags the materials or the unpermitted wall opening. Our written quote includes the permit scope and the NOA-compliant product line from day one. Call (936) 259-2607 to get an exact number for your kitchen.
Opening up an older Three Lakes kitchen usually turns up a combination of aluminum branch wiring, undersized or water-damaged framing, and failed waterproofing behind the sink wall. In homes built before 1992, we commonly find framing that predates the post-Hurricane-Andrew code standard. In homes rebuilt after Andrew, we often see newer wall finishes hiding older structural members underneath. That is exactly why our inspection-first process matters so much here, and why we write allowances into the contract before we ever swing a hammer. Call (936) 259-2607 and we will walk your specific block’s history with you.
Yes, most kitchen remodels in unincorporated Miami-Dade require a permit, and opening walls triggers a High-Velocity Hurricane Zone review by the county. That review confirms the work inside the walls, including framing, electrical, and waterproofing, meets HVHZ code before the walls close. Inspectors in this zone routinely reject products that carry Florida Product Approval but lack the specific Miami-Dade NOA, which is a distinction that catches out-of-county crews. We pull the permit, schedule the inspections, and price the compliance work in the original written quote. Call (936) 259-2607 for a quote that already includes the permit scope.
We price surprises before we touch them. The contract includes a written allowance for the conditions we cannot see behind the drywall, and when we find something, like undersized framing under a load-bearing header or failed waterproofing, we stop, document it, and present a written change order with photos and a line-itemed price. You approve in writing before we proceed. Nothing moves without your signature, and the number on the change order is the number you pay. Call (936) 259-2607 and we will show you a sample contract with the allowance language in it.
Yes, if your cabinet boxes are structurally sound, dry, and square, refacing can get you a new kitchen look for $4,000 – $13,000 instead of the full $14,000 – $45,000 remodel range. In Three Lakes, the deciding factor is usually moisture. We inspect the boxes first, because cabinets that have absorbed wet-season humidity for decades may be swelling or delaminating behind the face frames, and refacing over that is wasted money. We will show you the condition of the boxes and give you a straight answer. Call (936) 259-2607 to schedule the inspection.
Get Your Written Kitchen Remodeling Estimate in Three Lakes
If you are planning a kitchen remodel in Three Lakes, call (936) 259-2607 today. We will schedule a walkthrough, inspect the conditions that matter in this part of unincorporated Miami-Dade, and hand you a written, line-item price before any work starts. The number on day one is the number on the invoice. The 365-Day Done Right Promise backs every project, and a live person answers the phone 24/7.
Written by Trevor Nash, Owner at Penhallow Remodeling, serving Three Lakes under the Kingswell standard since 2004.