Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Remodeling Company in Three Lakes, FL
Home remodeling in Three Lakes, FL typically runs $9,000 – $130,000 depending on scope, with most projects requiring HVHZ code compliance and specialized foundation work due to the area’s shallow limestone bedrock and high water table. We are Elmstead Remodeling, a Cedarwell company, and we handle whole-home renovations, kitchen and bath remodels, and major additions for families throughout this South Miami-Dade community. Our crews coordinate dispatch from our Miami office, and we arrive with shoe covers, drop cloths, and a written price already in hand. Call (949) 850-9896 to schedule your free estimate.
Why Three Lakes Homes Are Different
Three Lakes sits entirely within Miami-Dade County’s High Velocity Hurricane Zone, the most stringent wind-resistant construction jurisdiction in the United States. Because much of the residential stock here predates the sweeping code overhaul that followed Hurricane Andrew in 1992, nearly every significant construction project involves bringing pre-1993 CBS homes into HVHZ compliance, a regulatory layer that simply does not apply to the same degree even a few miles north.
The homes themselves are predominantly concrete block and stucco single-family structures built from the late 1970s through the early 1990s on monolithic concrete slabs. Pre-1993 construction routinely lacks hurricane straps, reinforced roof-to-wall connections, and impact-rated openings now mandated under current code. The Miami Limestone bedrock sits just inches below the surface in much of the area, meaning footing and drainage work often requires core-drilling equipment and triggers permit considerations that crews in sandy-soil counties never encounter. During the June – October rainy season, the water table can rise to within inches of the surface, making below-grade work subject to immediate groundwater intrusion. Proximity to Everglades water management canals also means FEMA flood zone designations and finished-floor-elevation requirements are project-defining constraints here, not afterthoughts.
Styles & brands we work with
Our Main Three Lakes Services
Three Lakes homeowners call us most often for large-scale renovations and room-specific remodels. Here is what each service involves in this market.
General Contractor in Three Lakes
As general contractors in Three Lakes, we manage HVHZ compliance upgrades, roof-to-wall connection reinforcements, and impact-opening installations that pre-1993 homes require before other work can proceed. We pull permits through Miami-Dade County, coordinate structural engineering when the limestone bedrock demands specialized footings, and schedule inspections around the county’s timeline. Every project starts with a written price and ends with our 365-Day Done Right Promise. General Contractor in Three Lakes
Bathroom Remodeling in Three Lakes
Bathroom remodeling in Three Lakes means working within CBS walls that may need structural assessment, selecting moisture-resistant materials for humid summers, and ensuring any window replacements meet HVHZ impact ratings. We install walk-in showers, tub-to-shower conversions, and full vanity replacements using Kohler, Moen, and Grohe fixtures. Shoe covers and drop cloths protect your floors from demo through final clean-up, and we photograph the finished space before we leave. Bathroom Remodeling in Three Lakes
Kitchen Remodeling in Three Lakes
Kitchen remodeling in Three Lakes often opens walls between the kitchen and living areas in these 1970s – 1990s floor plans, which requires checking whether those walls are shear walls that Hurricane Andrew retrofits may have modified. We install KraftMaid and Wellborn cabinets, Cambria and Silestone countertops, and backsplashes that hold up to humidity and daily family use. Quiet tools during nap and school hours, pet-safe product choices where available, and a written price before demolition begins. Kitchen Remodeling in Three Lakes
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 Three Lakes
Home remodeling in Three Lakes, FL addresses the unique challenges of pre-1993 CBS construction in a High Velocity Hurricane Zone, from reinforcing roof-to-wall connections to navigating shallow limestone bedrock that complicates foundation and drainage work. Most whole-home projects here combine living-space modernization with code-mandated structural upgrades that crews in Broward or Palm Beach counties rarely face. We are a Home Remodeling contractor that plans for these constraints from the first site visit, so families know what their home needs and what it will cost before any work starts.
Whole House Remodel
Signs you need it
Your home still has its original 1980s floor plan with closed-off kitchens, aluminum sliding doors that rattle in storms, and no impact-rated windows or garage door.
What it costs in Three Lakes
A whole house remodel in Three Lakes typically ranges from $45,000 to $130,000, with HVHZ structural upgrades and limestone bedrock conditions adding $8,000 – $25,000 compared to similar-scope work in non-HVHZ areas.
How we do it
We start with a structural assessment and Miami-Dade permit strategy, phase the work so your family can stay in the home where possible, and complete HVHZ upgrades before cosmetic finishes, with a photo of the clean-up before our crew leaves each day.
Home Renovation
Signs you need it
Specific rooms feel dated or dysfunctional, but the home’s structure, roof, and major systems are sound and post-Andrew compliant.
What it costs in Three Lakes
Home renovation in Three Lakes runs $9,000 – $45,000 per major area, with kitchens at $14,000 – $45,000, bathrooms at $9,000 – $28,000, and smaller projects like vanity or backsplash updates starting under $3,000.
How we do it
We isolate the work area with dust barriers, protect adjacent rooms with drop cloths, use quiet tools during family rest hours where possible, and deliver a written price for each phase before any demolition begins.
What Home Remodeling Costs in Three Lakes
| Item | Typical range in Three Lakes |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Small Kitchen Remodel | $9,000 – $20,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Small Bathroom Remodel | $5,000 – $12,000 |
| Home Addition | $45,000 – $130,000 |
| ADU Construction | $90,000 – $220,000 |
| Garage Conversion | $30,000 – $80,000 |
How long does a whole house remodel take in Three Lakes?
Most whole house remodels in Three Lakes take 4 – 8 months, with HVHZ permit reviews adding 3 – 6 weeks compared to non-hurricane-zone jurisdictions. We build this timeline into your written contract so you can plan around school schedules and family routines. Call (949) 850-9896 for a detailed schedule with your free estimate.
Will we have to move out during a home remodel?
Not necessarily, we phase many Three Lakes whole-house projects so families stay in place, completing one wing or floor at a time while keeping kitchens, bathrooms, and sleeping areas functional throughout. We coordinate quiet hours around nap and school schedules, and we protect living spaces with dust barriers and daily clean-up. Call (949) 850-9896 to discuss a phasing plan that works for your family.
Brands We Service in Three Lakes
We install and service premium building brands including Abodu, Cover, Dvele, and Mighty Buildings for modular and accessory dwelling unit projects, with cabinet, surface, and fixture partners including KraftMaid, Wellborn, Cambria, Silestone, Kohler, Moen, and Grohe. Most standard items are available through our Miami-area suppliers with 2 – 4 week lead times. See our brands for full specifications and warranty details.
See the difference
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AfterPricing for Remodeling Company in Three Lakes, FL
| Service | Typical range in Three Lakes |
|---|---|
| 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 |
| 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 |
Prices in Three Lakes run higher than national averages primarily due to HVHZ structural requirements, Miami-Dade permit fees, and the specialized equipment needed for limestone bedrock work. Every project receives a written, line-item price before any work starts, with no change orders unless you request additional scope.
Neighborhoods We Serve in Three Lakes
We work throughout the Three Lakes community and surrounding South Miami-Dade subdivisions, with crews dispatched from our Miami office for prompt response to all areas. Most neighborhoods are within 30 minutes of our coordination center during normal traffic.
- Three Lakes
- Country Walk
- Lakes by the Bay
- Cutler Bay
- Palmetto Estates
Service Area – Cities Near Three Lakes
Elmstead Remodeling serves homeowners throughout South Miami-Dade and adjacent communities. Our crews regularly work in Miami, FL, Hialeah, FL, Miami Gardens, FL, and Homestead, FL, with the same Cedarwell Care Promise standards, written pricing, and 365-Day Done Right Promise at every location.
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 Remodeling Company in Three Lakes
Yes, we pull all required permits through Miami-Dade County for every Three Lakes project, including HVHZ structural inspections, electrical, plumbing, and final occupancy approvals. We handle the application, scheduling, and inspection coordination as part of our general contracting service, with permit costs itemized in your written price.
We assess bedrock depth during our initial site visit and specify core-drilling or specialized footing designs in your written price when needed, rather than discovering the condition mid-project. This planning prevents the delays and cost overruns that catch unprepared crews in Three Lakes.
Yes, we ask about nap times, school hours, and pet routines during our first conversation, then schedule noisy work accordingly and use pet-safe product choices where available. Shoe covers, drop cloths, and daily clean-up are standard on every visit, and we ask before moving furniture or belongings.
Call (949) 850-9896 to schedule your free estimate. A live person answers our phones 24 hours a day, and you’ll receive a written, line-item price before any work starts on your Three Lakes home.
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 Three Lakes Customers Say
"Kitchen and living room refresh. Shoes off, floors covered, cleanup every evening. They checked with us before any change. Treated our home with real care."
- Dwight Harmon"Opened up our kitchen. They controlled the dust better than I thought possible, protected the floors, and left a photo of the cleaned space each day. Gentle on the house and on budget."
- Simon Albright"Kitchen remodel. With two kids at home I was dreading the dust, but they walled off the space in plastic and cleaned every single day. Respectful, calm crew. The kitchen is stunning."
- Beverly Austin
