Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterRemodeling Company in Miami Beach, FL
Home remodeling in Miami Beach runs into challenges you won’t find on the mainland: salt-air corrosion eating rebar in pre-1980s concrete, a water table so high you hit it with a shovel, and streets that get raised mid-project by the city’s flood-defense crews. We’re Penhallow Remodeling, and we coordinate every Miami Beach job around these conditions from the start, not after the surprises show up. Call (936) 259-2607 to schedule your free estimate, and we’ll give you a written price before any work starts.
Why Miami Beach Homes Are Different
Miami Beach sits on a barrier island averaging four feet above sea level, with the Atlantic on one side and Biscayne Bay on the other. That salt-laden air hits every exterior surface from both directions, accelerating corrosion of rebar, fasteners, and HVAC components until concrete spalling becomes nearly universal in buildings put up before 1980. The water table runs one to three feet below grade across most of the island, so any excavation or foundation work needs active dewatering, and conventional basements are simply not possible here.
The housing stock layers complexity onto every project. South Beach holds one of the country’s densest concentrations of 1930s – 1950s Art Deco and Mediterranean Revival structures, concrete and stucco built before modern hurricane codes, often requiring full envelope upgrades to meet current Miami-Dade impact-resistant fenestration standards. Mid-Beach and North Beach add 1960s – 70s concrete-block condos with post-tension slabs and balconies damaged by decades of chloride penetration. Then there’s the regulatory stack: the city’s multi-hundred-million-dollar street-raising program means finished-floor requirements can differ block by block, the Art Deco Historic District needs preservation board approval for visible changes, and Miami-Dade’s post-Andrew building code enforces the strictest wind-load standards in the continental United States. Contractors in Sunset Harbour or South of Fifth routinely discover the road crew raised the adjacent street eighteen to twenty-four inches since the original survey, forcing last-minute adjustments to entry elevations, ADA ramps, and utility stub-outs before inspection sign-off.
Our Main Miami Beach Services
Most Miami Beach homeowners who call us start with one of these three projects:
General Contractor in Miami Beach
As general contractor, we coordinate the full permit, inspection, and trade schedule for Miami Beach’s overlapping requirements: city flood-elevation checks, Miami-Dade wind-load engineering, and historic district review where applicable. We handle the coordination with road-raising crews so your entry elevation matches the street that exists on inspection day, not the one on the original survey. General Contractor in Miami Beach
Bathroom Remodeling in Miami Beach
Bathroom remodels in Miami Beach face accelerated fixture corrosion from salt air and moisture barriers that must handle near-constant humidity. We specify Kohler and Moen fixtures with enhanced corrosion resistance, install cement board substrate with full waterproofing, and verify that venting meets current code for the island’s conditions. Bathroom Remodeling in Miami Beach
Kitchen Remodeling in Miami Beach
Kitchen remodels here often open up cramped original layouts in Art Deco apartments or update 1960s condo galley kitchens. We source KraftMaid and Wellborn cabinetry with hardware rated for salt-air exposure, and specify Cambria, Silestone, or Caesarstone countertops that won’t degrade in the humidity. Kitchen Remodeling in Miami Beach
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
Home Remodeling in Miami Beach
Whole-home remodeling in Miami Beach means working within structures that predate modern codes while meeting the strictest current standards in the country. We regularly open walls in South Beach Art Deco buildings to find original concrete with chloride-damaged rebar, or discover in Mid-Beach condos that the post-tension slab needs repair before any layout changes can proceed. Our Home Remodeling process starts with a full structural and envelope assessment so the written price we give you accounts for conditions we can predict, not just the finishes you select.
Whole House Remodel
Signs you need it
Your home has multiple failing systems at once: outdated electrical that can’t handle modern loads, original plumbing with visible corrosion, windows that don’t meet impact standards, and a layout that doesn’t function for how you actually live.
What it costs in Miami Beach
A whole house remodel in Miami Beach typically runs from $53,100 to $153,400, with the upper end driven by structural repairs, impact window upgrades, and the specialized finishes common in historic district properties.
How we do it
We sequence the work by building system, starting with structural and envelope repairs, then mechanical, electrical, and plumbing rough-in, then insulation and drywall, then finishes, pulling permits for each phase and coordinating inspections around Miami-Dade’s wind-load and the city’s flood-elevation requirements.
Home Renovation
Signs you need it
Your home functions but feels dated: worn surfaces, inefficient layout, inadequate storage, and finishes that don’t match how you want to live in the space.
What it costs in Miami Beach
Home renovation projects in Miami Beach generally fall between $18,000 and $55,000 for focused updates, or extend to the full remodel range when structural or code-compliance work gets folded in.
How we do it
We define the scope by priority, price each element in writing, then execute in phases that keep the home livable where possible, with dust containment and clean job-site standards throughout.
What Home Remodeling Costs in Miami Beach
| Item | Typical range in Miami Beach |
|---|---|
| Home Addition | $53,100 – $153,400 |
| ADU Construction | $106,200 – $259,600 |
| Garage Conversion | $35,400 – $94,400 |
Do you pull permits for whole-home remodels in Miami Beach?
Yes, we pull every required permit and coordinate all inspections. Miami Beach requires city permits, Miami-Dade wind-load compliance verification, and historic district approval where applicable, and we handle each layer as part of our standard process. Call (936) 259-2607 and we’ll walk through what’s needed for your specific property.
Will the price change once demolition starts?
No, our written price is fixed before work begins. The only exception is if you change the scope, and even then we write the change order price down before proceeding. That’s The Kingswell Way: say the price before the work, show up in the window we gave, leave the place cleaner than we found it.
Brands We Service in Miami Beach
We install and service products from recognized trade brands including Abodu, Cover, and Dvele, with parts and materials sourced through our Miami-area supply chain for standard turnaround times. See our brands for the full list.
Pricing for Remodeling Company in Miami Beach, FL
| Service | Typical range in Miami Beach |
|---|---|
| Kitchen Remodel | $16,520 – $53,100 |
| Small Kitchen Remodel | $10,620 – $23,600 |
| Bathroom Remodel | $10,620 – $33,040 |
| Small Bathroom Remodel | $5,900 – $14,160 |
| Walk-In Shower Installation | $5,310 – $14,160 |
| Tub-to-Shower Conversion | $4,130 – $11,800 |
| Home Addition | $53,100 – $153,400 |
| ADU Construction | $106,200 – $259,600 |
| Garage Conversion | $35,400 – $94,400 |
| Impact Window Installation | $9,440 – $29,500 |
| Roof Replacement | $9,440 – $23,600 |
| Metal Roof Installation | $17,700 – $47,200 |
Prices in Miami Beach push toward the higher end when projects require structural repairs from salt-air damage, impact-resistant fenestration upgrades, or coordination with the city’s ongoing street-raising program. Every homeowner receives a written, line-item price before any work starts, and that number does not change unless the scope does.
Neighborhoods We Serve in Miami Beach
Our crews work across the full island, from the historic district corridors to the condo towers of the northern end. Scheduling and dispatch are coordinated from our Miami office, with crews serving Miami Beach locally.
- South Beach
- Mid-Beach
- North Beach
- Sunset Harbour
- South of Fifth (SoFi)
Service Area – Cities Near Miami Beach
We serve homeowners throughout the Miami metro, including Miami, FL directly across the causeways, Key Biscayne, FL to the south, Coral Gables, FL to the southwest, and Hialeah, FL to the northwest. Each location is independently owned and operated as part of the Kingswell family of companies.
Serving Miami Beach, FL - Our Local Coverage Area
We’re based in the Miami Beach 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 Remodeling Company in Miami Beach
We check current street elevations against the city’s infrastructure schedule at permit application, then verify again before final inspection. If the road crew has raised the adjacent street since our original survey, we adjust entry elevations, ADA ramps, and utility stub-outs to match, with any change order priced in writing before execution.
Yes, visible exterior changes in the Art Deco Historic District require preservation board approval, which we coordinate as part of our standard permitting process. Interior work generally does not, though we confirm the specific requirements for each property before work starts.
We regularly coordinate with Miami Beach condo associations on scheduling, insurance certificates, and access protocols. We provide the documentation and scheduling precision your board requires, and our background-checked, uniformed technicians maintain the professional standard throughout.
What happens when you call
- 1A real person answersNo phone trees - talk to a local construction pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Miami Beach Customers Say
"Gutted and redid the master bath. They gave me a schedule and actually stuck to it. Any time there was a choice to make they called me instead of guessing. Love the result."
- Kayla Benton"Kitchen and dining room opened up into one space. They were honest about which wall could come down and which couldn't, no sugarcoating. Dust was kept way down with plastic everywhere."
- Oscar Benitez"Redid two bathrooms at once. The crew protected the floors and cleaned up every single day before leaving. Quote was detailed and there were no mystery charges at the end."
- Tricia Dawson