Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable Bathroom Remodeling Across Kendall
Bathroom remodeling in Kendall typically runs $9,000 – $28,000 for a full renovation, with most projects taking 3 – 6 weeks from permit to final walkthrough. We’re Elmstead Remodeling, a Cedarwell company, and our crews work throughout Kendall’s planned subdivisions from The Hammocks to Country Walk to the streets off SW 127th Avenue. Dispatch and scheduling are coordinated from our Miami office, but the crew that arrives at your door knows Kendall’s homes, its codes, and the county inspectors who will sign off on your job. Call (949) 850-9896 to schedule your free estimate.
Why Elmstead Remodeling Is Kendall’s Preferred Bathroom Remodeling Company
We’ve learned that Bathroom Remodeling in Kendall isn’t like remodeling in other South Florida markets. The homes here, mostly concrete block and stucco tract houses built between 1970 and 1995, sit on a unique permitting and geological landscape that changes how we scope every job. Our written price before any work starts includes a permit feasibility check, because we’ve seen too many Kendall homeowners caught off guard by what unincorporated Miami-Dade County requires.
Our reviews from Kendall customers consistently mention the same things: the crew asked before moving furniture, the photo of the clean-up arrived before they got home from work, and the price on the final invoice matched the price on the first page. We answer our phones with a live person 24/7, not a voicemail box, because bathroom remodels generate questions at odd hours when a family is living around the construction zone.
Response time to Kendall is typically same-week for estimates, with most projects starting within 2 – 4 weeks of contract signing once permits clear. That permit timeline varies in Kendall more than in neighboring municipalities, which is why we pull permits ourselves and track them daily rather than handing that uncertainty to the homeowner.
Styles & brands we work with
Shower Remodel in Kendall
Shower Remodel projects in Kendall often start with a practical problem: a leaking pan in a 1980s fiberglass unit, grout failure from years of hard water, or a layout that no longer works for a growing family. A typical shower remodel in Kendall runs $3,000 – $8,500 for a replacement, or $4,500 – $12,000 for a full walk-in installation with structural modifications. We see a lot of original showers in Kendall’s pre-1994 homes, and opening those walls means dealing with whatever the original builder left behind plus whatever Hurricane Andrew repairs added in 1992.
What We Find Behind the Tile
On a 1978 CBS house off SW 127th Avenue, our crew opened a bathroom wall for a tub-to-shower conversion and found the original tie beam had rusted through where Andrew-era repairs met the new rough-in. Our general contractor pulled the Miami-Dade permit, switched to a Kohler shower pan with a county NOA, and added a structural tie-in to pass the inspection sign-off before tile went up. That kind of discovery is why our written price includes a contingency range, not a bait-and-switch.
Drainage and Slope on Limestone
Kendall’s oolitic limestone bedrock sits just 6 – 12 inches below grade in many areas. A shower pan that needs lowering or a drain line that needs relocating can hit rock fast. We scope this with a probe during our first site visit, so the jackhammer hours are in the estimate, not a mid-project surprise.
Tub to Shower Conversion in Kendall
Tub to Shower Conversion is one of the most common requests we get in Kendall, especially in the 1,400 – 1,800 square foot three-bedroom homes built in the 1970s and 1980s. Families want the accessibility, the cleaner look, and the space efficiency. A tub-to-shower conversion in Kendall typically costs $3,500 – $10,000, with the lower end covering a direct swap using a prefabricated unit and the upper end involving wall moves, plumbing relocation, and tile surround work.
When the Wall Opens
The tub you’re removing sat in a framed alcove that may carry more load than it appears. In Kendall’s CBS homes, that wall often ties into the home’s wind-load path. We check the structural drawings before we quote, because adding a header or reinforcing a tie beam changes both the timeline and the permit path.
Fixture Selection That Lasts
We specify Kohler, Moen, and Grohe fixtures for Kendall conversions because their warranties hold up, and because Miami-Dade’s NOA database includes specific models we can verify before purchase. A fixture without NOA approval won’t pass inspection, and we’ve seen out-of-area contractors learn that the hard way.
Trusted Brands We Service in Kendall
Our Bathroom Remodeling in Kendall projects draw from cabinet partners KraftMaid and Wellborn, countertop surfaces from Cambria, Silestone, and Caesarstone, and waterproofing systems from Schluter. We don’t ask homeowners to trust our taste; we ask them to research the brands by name and verify the warranties themselves. For Kendall’s HVHZ environment, we also verify every product against the Miami-Dade NOA database before it goes on the truck. That step adds time to our ordering process, but it eliminates the inspection failure that sends a project backwards by weeks.
See the difference
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After
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AfterCommon Bathroom Remodeling Problems We See in Kendall Homes
- Wind-mitigation triggers on pre-1994 homes. Because Kendall is in unincorporated Miami-Dade, even a bathroom remodel that moves a drain line or opens a wall can trigger a roof-to-foundation wind-mitigation inspection on pre-1994 CBS homes, demanding NOA-approved products and HVHZ-compliant methods before the county will close the rough-in permit.
- Limestone bedrock at shallow depth. Below-grade plumbing relocations that should be simple rough-in turn into jackhammer work when oolitic limestone appears 6 – 12 inches down, a common condition on the Miami Limestone plateau that changes both labor hours and equipment needs.
- Wet-season water table rise. During June through October, the water table at Kendall’s western edge can rise to within inches of the surface, so a poorly graded bathroom addition or drainage plan causes subfloor moisture and grout failure months after completion.
- Allowance shortfalls on finish materials. Budgets set too low for tile, vanities, and fixtures leave homeowners choosing between downgrading their selection or paying out-of-pocket mid-project when Cambria or Silestone countertops and KraftMaid or Wellborn cabinets exceed the original draw schedule.
Pricing for Bathroom Remodeling in Kendall, FL
We publish our ranges because families pricing a remodel deserve to know where they stand before they invite a contractor into their home. Every project gets a written price before any work starts, with line items for materials, labor, permits, and contingency.
| Service | Price Range in Kendall |
|---|---|
| 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 |
| Shower Replacement | $3,000 – $8,500 |
| Bathroom Vanity Installation | $800 – $3,000 |
What moves a project toward the top of the range: moving walls, relocating plumbing through limestone, structural reinforcement for wind-mitigation compliance, and premium material selections. What keeps costs controlled: keeping the existing footprint, using NOA-approved stock items, and scheduling during the dry season when water table conditions don’t complicate drainage work. Call (949) 850-9896 for an exact quote on your specific space. Estimates are free.
We Also Serve Cities Near Kendall
Our crews work throughout Miami-Dade County, with regular projects in Kendall as well as Miami, Hialeah, Miami Gardens, and Homestead. Each city carries its own permitting environment, and we adjust our scope and timeline accordingly.
Serving Kendall, FL - Our Local Coverage Area
We’re your General Contractor in Kendall 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 Kendall
Because Kendall falls under unincorporated Miami-Dade County jurisdiction, structural work on pre-1994 CBS homes can trigger a full wind-mitigation review that neighboring municipalities like Palmetto Bay enforce less rigorously. We check your home’s build date and permit history during our first visit so this requirement appears in your written price, not as a mid-project surprise. Call (949) 850-9896 for an exact quote. Estimates are free.
Kendall sits on the Miami Limestone plateau, where oolitic limestone bedrock often begins just 6 – 12 inches below grade. Any plumbing relocation, footing work, or drainage modification can require jackhammering through rock that out-of-area contractors don’t anticipate. We probe for depth during our site visit and include the equipment hours in our written price. Call (949) 850-9896 for an exact quote. Estimates are free.
Yes. Every product in a Kendall remodel must carry a Miami-Dade Notice of Acceptance to pass inspection in this High Velocity Hurricane Zone. We verify NOA status for every fixture, fastener, and waterproofing product before ordering, and we won’t substitute without written approval. Call (949) 850-9896 for an exact quote. Estimates are free.
Your contract should include a line-item price with material allowances named to specific brands, a permit responsibility clause, a timeline with inspection milestones, and the 365-Day Done Right Promise. We provide all of this before any work starts, every time, on every project. Call (949) 850-9896 to review what your estimate will include. Estimates are free.
From June through October, Kendall’s water table can rise to within inches of the surface, making any below-grade drainage work or exterior wall penetration vulnerable to moisture intrusion. We schedule critical waterproofing phases outside peak wet-season months when possible, and we specify Schluter waterproofing systems that handle residual moisture. Call (949) 850-9896 for timing guidance on your project. Estimates are free.
Written by Graham Stein, Owner at Elmstead Remodeling, serving Kendall since 2005.
