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 Ojus, FL
Home remodeling in Ojus runs into conditions you won’t find in most Miami-Dade suburbs. The CBS ranch homes built from the 1950s through the 1970s hold up structurally, but their original flat roofs, aging electrical panels, and single-pane jalousie windows trigger cascading code upgrades the moment you pull a permit. We’re Penhallow Remodeling, and we coordinate every Ojus job through our Miami office with crews who know the county permitting process and the High-Velocity Hurricane Zone requirements that govern every exterior product choice here. Call (936) 259-2607 and we’ll put a written price in your hand before any work starts.
Why Ojus Homes Are Different
Ojus sits unincorporated in Miami-Dade County, which means no city building department handles your permits. Everything routes through the county office, and everything must meet HVHZ standards that don’t apply the same way in neighboring Aventura or North Miami Beach. Your windows, doors, and roofing products need a Miami-Dade Notice of Acceptance, a product-approval layer beyond the Florida Building Code.
The housing stock tells the rest of the story. Most Ojus homes are concrete block and stucco ranches with original flat or low-pitched roofs. Those single-pane aluminum and jalousie windows? Non-compliant with current wind-load and impact standards. Renovation projects here routinely expand into full envelope upgrades just to obtain a certificate of occupancy.
Then there’s the ground itself. The shallow Miami Limestone, or oolite, sits 12 to 24 inches below grade across this area. Local contractors call it “hitting the rock.” A footing excavation that takes one day in sandy soil can require hydraulic breakers and stretch across multiple days. Out-of-area GCs consistently underestimate this in their bids. We don’t.
Our Main Ojus Services
Most Ojus homeowners who call us start with one of these three projects, each shaped by the local conditions above.
General Contractor in Ojus
As your general contractor in Ojus, we manage the full project lifecycle from county permit pull through final inspection, including the HVHZ product approvals and flood-zone elevation requirements that catch out-of-area builders off guard. We coordinate structural, electrical, plumbing, and envelope trades under one written price and one 365-Day Done Right Promise. Our crews understand the rock excavation realities and the county inspection sequencing that keeps Ojus jobs on schedule. General Contractor in Ojus
Bathroom Remodeling in Ojus
Bathroom remodeling in Ojus means working within concrete block walls that don’t forgive layout changes easily, and selecting fixtures that meet HVHZ standards when the project touches exterior walls or windows. We install Kohler and Moen fixtures, Cambria and Silestone surfaces, and we pull every permit through Miami-Dade County with the NOA documentation your inspector will ask for. Bathroom Remodeling in Ojus
Kitchen Remodeling in Ojus
Kitchen remodeling in Ojus often starts with cabinet replacement and ends with a full envelope upgrade when the county inspector flags the original windows or roof ties. We source KraftMaid and Wellborn cabinetry, specify Cambria, Silestone, and Caesarstone countertops, and we know which wall configurations in these 1950s-1970s ranches can open up and which are structural shear walls that stay put. Kitchen Remodeling in Ojus
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 Ojus
Home remodeling in Ojus means working with the concrete block and stucco ranches that dominate this unincorporated pocket of Miami-Dade, navigating county-level permits and HVHZ product approvals while managing the oolitic limestone that turns routine excavation into rock-breaking work. At Penhallow Remodeling, we handle whole-house renovations, room additions, and structural reconfigurations with a written price up front and crews who understand the local building environment. Home Remodeling from our team includes the 365-Day Done Right Promise on every project.
Whole House Remodel
Signs you need it
Your home still has the original 1960s electrical panel, aluminum windows that rattle in a tropical storm, and a flat roof that’s been patched three times.
What it costs in Ojus
A whole house remodel in Ojus typically runs $45,000 – $130,000 depending on whether the project includes structural opening of block walls, full window and door replacement to meet HVHZ standards, and roof restructuring.
How we do it
We start with a structural assessment and permit strategy, then sequence demolition, electrical and plumbing rough-in, rock excavation as needed for any additions, framing, envelope installation with NOA-documented products, insulation, drywall, and finish work with county inspections at each phase.
Home Renovation
Signs you need it
Your kitchen and bathrooms function but feel dated, your floors are original terrazzo or tile you can’t stand, and you’re not moving the walls, just updating what’s inside them.
What it costs in Ojus
A focused home renovation in Ojus typically falls between $14,000 and $45,000 for kitchen-centric work, or $9,000 – $28,000 for bathroom-focused projects, with costs climbing if county inspectors require window or door upgrades to current HVHZ standards.
How we do it
We preserve your existing layout where possible to avoid rock excavation and structural permitting, replace finishes and fixtures with recognized-brand materials, and pull county permits only for the trades involved, keeping the scope tight and the price fixed.
What Home Remodeling Costs in Ojus
| Item | Typical range in Ojus |
|---|---|
| Home Addition | $45,000 – $130,000 |
| Kitchen Remodel | $14,000 – $45,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Small Bathroom Remodel | $5,000 – $12,000 |
| Window Replacement | $4,500 – $15,000 |
| Roof Replacement | $8,000 – $20,000 |
Do I need HVHZ-rated windows for every home remodeling project in Ojus?
Not every interior renovation triggers a window upgrade, but any project that pulls a permit and involves exterior walls or roof ties will face county inspection for HVHZ compliance, and original single-pane aluminum or jalousie windows will fail. We identify this requirement in our initial assessment so it doesn’t surprise you mid-project. Call (936) 259-2607 for a free estimate that flags these code-driven costs upfront.
How does the oolite rock affect my remodeling timeline?
If your project includes additions, pool work, or foundation modifications, we typically add two to four days for hydraulic breaker work and rock removal, plus the associated equipment rental. We build this into your written schedule and price from day one, not as a change order after we “hit the rock.” Call (936) 259-2607 and we’ll walk through whether your specific plans trigger excavation.
Brands We Service in Ojus
We install and service products from Abodu, Cover, and Mighty Buildings for accessory dwelling units and modular additions, with parts and warranty documentation stocked through our Miami coordination office. Most ADU and modular projects in Ojus move from permit to occupancy in 90 to 120 days depending on county review timelines. our brands
Pricing for Remodeling Company in Ojus, FL
| Service | Typical range in Ojus |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Small Kitchen Remodel | $9,000 – $20,000 |
| Countertop Installation | $2,000 – $6,500 |
| Bathroom Remodel | $9,000 – $28,000 |
| Small Bathroom Remodel | $5,000 – $12,000 |
| Walk-In Shower Installation | $4,500 – $12,000 |
| Tub-to-Shower Conversion | $3,500 – $10,000 |
| Home Addition | $45,000 – $130,000 |
| ADU Construction | $90,000 – $220,000 |
| Garage Conversion | $30,000 – $80,000 |
| Roof Replacement | $8,000 – $20,000 |
| Window Replacement | $4,500 – $15,000 |
Prices in Ojus push toward the higher end when rock excavation extends foundation work, when HVHZ product upgrades cascade from a simple renovation into a full envelope replacement, or when flood-zone elevation requirements add structural height. The number we write down before work starts is the number on your invoice. That’s The Kingswell Way.
Neighborhoods We Serve in Ojus
Our crews work across the full Ojus area, from the riverfront streets near the Oleta River basin to the interior blocks where the 1960s ranch concentration is highest. Scheduling and dispatch run through our Miami office, with typical arrival windows set for morning or afternoon blocks that we honor.
- Enchanted Lake
- Highland Lakes
- Orange Hill
- Sans Souci Estates
- Windward
Service Area – Cities Near Ojus
We coordinate remodeling and construction projects across northern Miami-Dade and southern Broward, with crews dispatched from our Miami office to serve homeowners in Miami, FL, Hialeah, FL, Miami Gardens, FL, and Homestead, FL. Every project carries the same written price guarantee, the same 365-Day Done Right Promise, and the same background-checked, uniformed technician standard.
Serving Ojus, FL - Our Local Coverage Area
We’re based in the Ojus 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 Ojus
County permit review for unincorporated Ojus typically runs 10 to 15 business days for standard renovations, with longer timelines for structural work or additions in flood zones. We submit complete packages with HVHZ product approvals included to avoid the back-and-forth that delays many homeowner-submitted applications.
Portions of Ojus near the Oleta River drainage basin fall within FEMA flood zones that mandate minimum finished floor elevations and specific foundation designs. Any addition or substantial improvement in these zones must elevate or meet FEMA compliance, which we address in our initial structural assessment and written price.
Some Ojus neighborhoods maintain active homeowners associations with architectural review requirements. We submit our plans, material samples, and product specification sheets to your HOA board as part of our standard pre-construction process, coordinating approvals before we pull county permits so nothing waits on paperwork mid-project.
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 Ojus Customers Say
"Did our whole kitchen. The written estimate held, which after reading remodel nightmares online I did not take for granted. Showed up every morning on time and the crew was clean and polite."
- Warren Updike"We'd been burned by a contractor before who disappeared halfway. Penhallow finished on time and stood behind everything. The written price gave me peace of mind the whole way."
- Simone Clarke"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