Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable Bathroom Remodeling Across Kendale Lakes
Bathroom remodeling in Kendale Lakes typically runs $9,000 – $28,000 depending on scope, and most projects move from signed contract to permit pull within one week. We coordinate scheduling from our Miami office, but our crews live and work in the western Miami-Dade corridor, so we’re familiar with the specific conditions that define jobs here: the oolitic limestone substrate, the shallow Everglades-buffer water table, and the High Velocity Hurricane Zone code burden that every permitted remodel carries.
We’ve opened enough walls in 1970s and 1980s Kendale Lakes homes to know what waits behind the tile. Our process starts with a pre-demolition inspection and written allowances for the surprises we can reasonably predict, so you’re never staring at an open wall and an unsigned change order. Call (949) 850-9896 to schedule your free estimate.
Why Elmstead Remodeling Is Kendale Lakes’s Preferred Bathroom Remodeling Company
Our reputation in Kendale Lakes was built project by project, mostly in the neighborhoods between SW 137th and SW 157th Avenues, where word travels through homeowners associations and block parties. Families hire us back for kitchens and additions because the first bathroom job ended with clean floors, a photo of the crew’s cleanup, and a written price that matched the final invoice.
We’re a Cedarwell company founded in 2005, and every Elmstead location operates independently under the same Cedarwell Care Promise: shoe covers and drop cloths on every visit, quiet tools during children’s rest hours where the schedule allows, and pet-safe product choices where available. Our technicians are background-checked and uniformed, so you know exactly who walks through your door.
Phones are answered by a live person 24/7. Not a voicemail box. Not a bot. Not a callback on Monday.
Styles & brands we work with
Tub to Shower Conversion in Kendale Lakes
Tub to Shower Conversion in Kendale Lakes is one of our most requested projects, especially in the pre-1993 concrete block homes that dominate this area. A typical conversion removes the existing tub and surround, reworks the drain for a shower pan or curbless entry, installs waterproofing to current Miami-Dade standards, and finishes with tile, glass, or a solid surface surround. In Kendale Lakes, this work usually costs $3,500 – $10,000.
We see the most calls from families near Kendale Lakes Park and the neighborhoods along SW 147th Avenue, where the original 1970s and 1980s tubs are showing corrosion, failed caulking, or simply don’t fit the household’s needs anymore. The conversion makes sense when the tub is unused, the step-over is a concern, or the enclosure has leaked long enough to damage the subfloor.
What We Inspect Before Demolition
On every Kendale Lakes tub conversion, we run a camera scope on the drain line and check the slab condition before the tub comes out. The original cast-iron drains in these homes corrode from the inside, and the shallow water table can hide moisture issues that don’t show on the surface. We price the visible work in the base contract and write in allowances for drain replacement or subfloor repair, so there’s a plan before walls open.
HVHZ Compliance on Every Opening
Any new window, skylight, or exterior vent in a Kendale Lakes bathroom must carry HVHZ impact ratings. We source these through our normal supply chain, not as a special order that adds weeks. The inspection sign-off depends on proper documentation, so we pull the product approval numbers before rough-in, not after.
One Day Bath Remodel in Kendale Lakes
One Day Bath Remodel in Kendale Lakes is a focused option for homeowners who need a functional update without the full demolition timeline. This approach replaces the tub or shower surround, updates fixtures and hardware, and refreshes the vanity and toilet area, all within a compressed schedule. Most one-day projects in Kendale Lakes fall between $5,000 and $12,000 for a small bathroom, depending on material choices.
The one-day format works best when the existing layout stays put, the drain and vent stacks are in good condition, and the walls behind the surround don’t require extensive repair. We evaluate this during the initial visit. If the scope fits, we order materials ahead and stage the crew for a single-day installation with minimal disruption to the household routine.
Scheduling Around Family Hours
We know Kendale Lakes households run on school schedules and nap times. Our crew arrives with the full day’s materials already loaded, works the job start to finish, and cleans before departure. Shoe covers, drop cloths, and quiet tools where possible. We ask before moving furniture or personal items. The photo of the cleanup goes to you before the crew leaves.
When a One-Day Becomes a Two-Day
If the pre-install inspection reveals drain corrosion, failed waterproofing, or framing damage behind the surround, we stop and present the finding in writing. No surprise additions to the invoice. You approve the revised scope and price before we continue, or we reschedule as a standard remodel with full allowances built in.
Trusted Brands We Service in Kendale Lakes
We install cabinets from KraftMaid and Wellborn, countertops from Cambria, Silestone, and Caesarstone, and fixtures from Kohler, Moen, and Grohe. For waterproofing and tile prep, we use Schluter systems. These are brands you can research independently, with manufacturer warranties that transfer to the finished project. We don’t source from unnamed suppliers or push proprietary products with no verifiable backing. Our Miami-area warehouse stocks common Kohler and Moen repair parts, so a dripping valve or loose handle doesn’t wait two weeks for a cross-country shipment. For specialty orders, we confirm lead times in writing before you sign.
See the difference
Before
After
Before
After
Before
AfterCommon Bathroom Remodeling Problems We See in Kendale Lakes Homes
- Failed waterproofing behind original tile. The 1970s and 1980s Kendale Lakes homes were built before modern membrane standards. When we remove tile, we often find no waterproofing layer or a degraded felt paper barrier. We price Schluter or equivalent membrane installation into every full remodel contract.
- Corroded cast-iron drain lines. The original drains in pre-1993 CBS homes have reached end of life. Camera inspection during estimating lets us flag this early and write a PVC replacement allowance, so the discovery doesn’t come mid-demolition.
- Wet-season groundwater in slab cuts. The shallow Everglades water table, already 18 – 24 inches below grade, rises further during the May – October wet season. We schedule rough-in and waterproofing work in drier months and pressure-test drains before wall closure.
- HVHZ inspection failures on non-rated materials. Miami-Dade inspectors have zero tolerance for non-impact-rated windows, skylights, or exterior vents. We verify product approvals before ordering and document them for the inspector, so the job doesn’t halt for a material swap.
Pricing for Bathroom Remodeling in Kendale Lakes, FL
We give a written price before any work starts, every time, on every project. No estimate that grows after the crew arrives. Here are the ranges we see for typical Kendale Lakes bathroom projects:
| Project Type | Price Range in Kendale Lakes |
|---|---|
| Bathroom Remodel (full) | $9,000 – $28,000 |
| Tub-to-Shower Conversion | $3,500 – $10,000 |
| Walk-In Shower Installation | $4,500 – $12,000 |
| Bathroom Vanity Installation | $800 – $3,000 |
What moves the number: the condition of what’s behind the walls, whether the layout changes, material grades, and any code-triggered upgrades like impact-rated openings. We build allowances into the contract for the predictable unknowns, and we require written approval before any additional work begins. Call (949) 850-9896 for an exact quote on your project. Estimates are free.
We Also Serve Cities Near Kendale Lakes
Our crews work throughout western Miami-Dade and beyond, including Bathroom Remodeling in Kendale Lakes as well as projects in Miami, Hialeah, Miami Gardens, and Homestead. Scheduling and dispatch are coordinated from our Miami office, with local crews assigned by territory to keep response times short.
Serving Kendale Lakes, FL - Our Local Coverage Area
We’re based in the Kendale 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 Bathroom Remodeling in Kendale Lakes
Yes, any bathroom remodel involving plumbing relocation, electrical work, or structural modification requires a Miami-Dade permit, and every permitted project in Kendale Lakes falls under the High Velocity Hurricane Zone mandate. The inspection covers proper drain sizing and venting, GFCI electrical protection, waterproofing membrane installation, and impact-rated documentation on any new exterior openings. We pull the permit, schedule inspections, and meet the inspector on your behalf. Call (949) 850-9896 to discuss your project’s permit path.
They might, which is why we inspect before demolition and write allowances into every contract for the conditions we commonly find in this area. Corroded cast-iron drains, missing waterproofing, and undersized framing are predictable in pre-1993 CBS homes. We price the base scope for what’s visible, add line-item allowances for the likely hidden conditions, and require your written approval before any allowance is spent. No open-wall sticker shock.
The Everglades-buffer water table here sits 18 – 24 inches below grade, far shallower than in Doral or Kendall to the north, and rises further during the May – October wet season. This means slab cuts for drain relocation can hit groundwater, complicating rough-in and waterproofing. We schedule this work for drier months where possible, use pumps and dewatering when needed, and pressure-test all drains before closing walls. It’s a local condition we plan for, not a surprise we react to.
You can if the pre-install inspection confirms good drain lines, sound subfloor, and intact framing behind the surround. Many pre-1993 Kendale Lakes homes qualify. If we find corrosion or failed waterproofing during inspection, we’ll recommend a standard remodel with full allowances instead. We won’t sell a one-day format that we know will fail mid-job. Call (949) 850-9896 and we’ll evaluate your specific bathroom.
We install cabinets from KraftMaid and Wellborn, countertops from Cambria, Silestone, and Caesarstone, fixtures from Kohler, Moen, and Grohe, and waterproofing systems from Schluter. These are named-brand products with manufacturer warranties you can verify independently. We don’t use unbranded or proprietary materials with no transferable coverage. Call (949) 850-9896 to see samples and discuss options for your project.
Ready to remodel your Kendale Lakes bathroom? Call (949) 850-9896 to schedule your free estimate. We’ll inspect, price it in writing, and start when you’re ready. Every project carries our 365-Day Done Right Promise: if it’s not done right after completion, we make it right.
Written by Graham Stein, Owner at Elmstead Remodeling, serving Kendale Lakes and western Miami-Dade.
