Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable Bathroom Remodeling Across North Miami Beach
Bathroom remodeling in North Miami Beach typically runs $10,620 to $33,040 for a full gut-and-rebuild, with smaller projects like a tub-to-shower conversion starting around $4,130. Most of our North Miami Beach jobs take three to six weeks from demo to final walkthrough, depending on what the walls reveal once we open them. We work throughout the city, from the high-rise condos along NE 163rd Street to the canal-front homes off NE 171st Street and the single-family blocks near Greynolds Park. If you want a written number before any tile comes up, call (850) 988-7559. We’ll send someone out to measure, inspect, and hand you a line-item price you can hold us to.
Why Penhallow Remodeling Miami Is North Miami Beach’s Preferred Bathroom Remodeling Company
Homeowners in North Miami Beach call us because we put the price and the guarantee in writing before a single fixture gets pulled. No verbal ballpark, no “we’ll see once we get in there” number that quietly doubles after demo day. Every project gets a written price up front, a defined arrival window, and our 365-Day Done Right Promise: if the work fails inside a year, we come back and fix it at no charge. That promise is on paper with every job, and it means something in a city where salt air and humidity test every material you put behind a wall.
Trevor Nash leads our team, and he’s built the crew around a simple operating standard we call The Kingswell Way: say the price before the work, show up in the window we gave, and leave the place cleaner than we found it. Since 2004, that standard has guided every project we take on. Our technicians are background-checked and arrive in uniform, so you know exactly who’s walking into your condo or canal-front home. And when you call, a real person answers, 24/7. Not an answering service, not a callback window. Someone picks up.
We’re part of the Kingswell family of companies, and our Bathroom Remodeling team serves North Miami Beach from our South Florida metro office. Dispatch and scheduling are coordinated out of that Miami office, but the crews you’ll meet are local, familiar with the inspection quirks of NE 163rd Street condos and the drainage realities of canal-front lots, and they’ve worked through enough of this city’s permit process to know what the inspector will flag before we ever close a wall.
Styles & brands we work with
Shower Remodel in North Miami Beach
Shower Remodel in North Miami Beach is the most common project we take on, and it’s also the one where older buildings fight back the hardest. The average cost runs $5,310 to $14,160 for a walk-in shower installation, and $3,540 to $10,030 if you’re replacing an existing shower that’s failed. What drives the number isn’t the tile choice, it’s what’s behind the tile. In a 1960s condo or canal-front home, we regularly open a shower wall to find the original waterproofing has given out, the cement board substrate (the moisture-resistant layer behind your tile) is crumbling, and the framing has taken on decades of humid, salt-laden air. That’s the real cost, and we’ll show it to you before we quote anything.
When the substrate has failed
Salt intrusion and humidity don’t announce themselves. By the time you see a cracked tile or a soft spot in the drywall, the damage behind it is usually worse than the visible problem. We cut out the failed material, inspect the studs for rot or termite damage, and reframe with pressure-treated lumber and stainless fasteners where the old wood has gone. The rough-in gets inspected, and only after the inspector signs off do we close the wall and start setting tile.
Frameless glass and coastal-grade hardware
For walk-in showers and frameless glass enclosures, we specify fixtures that hold up in this climate. Delta, American Standard, and Toto supply the valves and trims we install most often, and we use Schluter waterproofing systems on the walls and pan. These carry their own manufacturer warranties alongside our written one. For a canal-front bathroom, those layers of protection aren’t optional. The humidity load is constant, and cheap hardware corrodes visibly within two seasons.
Tub to Shower Conversion in North Miami Beach
Tub to Shower Conversion in North Miami Beach runs $4,130 to $11,800, making it one of the more accessible bathroom upgrades in the city’s older housing stock. It makes particular sense in the mid-rise condos and canal-front homes built between the 1950s and 1970s, where the original tub often sits against an exterior wall. Those walls have decades of spalling behind the tile and salt-corroded rebar behind the spalling. Converting the tub opens the whole wall area up, which gives us a chance to address what’s actually going on back there instead of just covering it with new tile.
Drain line reality check
Here’s what a North Miami Beach inspector will flag on a tub-to-shower conversion: the existing 1.5-inch drain line under the old tub. A shower needs a 2-inch line by code. If the old copper DWV piping is still 1.5 inches, or if it’s pitted from salt air, the rough-in inspection fails and we’re opening the floor. We check the drain size during our first visit, before we quote, so the written price accounts for it. That’s the difference between a number that holds and a number that changes the day the inspector comes.
Waterproofing allowances, explained
Every tub-to-shower conversion quote we write for North Miami Beach includes an allowance for waterproofing and substrate replacement. The allowance covers the cement board, the Schluter membrane, and the labor to remove and replace any damaged framing we find. If the damage is worse than the allowance, you get a written change order with a new number, and you approve it before we do anything. No one touches a wall on spec.
Trusted Brands We Service in North Miami Beach
We stock Delta and American Standard rough-in valves, Toto toilets, and Schluter waterproofing materials for quick turnaround on North Miami Beach projects, because waiting two weeks for a part from a distributor doesn’t work when the inspector has already scheduled the rough-in. If a valve cartridge fails during a renovation, or your existing trim doesn’t match the new finish, we can usually pull from our local inventory the same week. The products behind our guarantee are as solid as the promise itself, and that’s intentional: a 365-Day Done Right Promise only works if the materials hold up in this humidity and salt air.
See the difference
Before
After
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After
Before
AfterCommon Bathroom Remodeling Problems We See in North Miami Beach Homes
- Hidden spalling behind exterior bathroom walls. Salt-laden air works its way through hairline cracks in stucco and tile, reaches the rebar, and starts the corrosion cycle. By the time the tile pops off, the concrete behind it is often compromised, and a cosmetic patch job would just bury the problem under new tile.
- Failed shower pan liners with water damage beneath. On canal-front homes, the old vinyl pan liners from the 1970s were often nailed through the curb, which is exactly what creates the leak. By the time the homeowner notices the damp spot in the room below, the subfloor has been wicking water for months or years.
- Original copper DWV piping thinned by salt air. The vent and drain pipes in a 1960s high-rise have been breathing that coastal air for sixty years. When we open a wall or floor, the copper is often pitted, pinholed, or close to failure. The Miami-Dade HVHZ permit inspection will flag any non-compliant rough-in, so if we don’t catch it, the inspector will.
- MDF-core vanities that swell and fail from humidity. Imported vanities with medium-density fiberboard cores rarely survive two years in a canal-front bathroom without serious ventilation upgrades. The constant humidity gets into the board, swells the panels, and the doors start to bind. We steer North Miami Beach clients toward solid plywood or solid wood construction, and we upgrade the exhaust ventilation as part of the scope.
Pricing for Bathroom Remodeling in North Miami Beach, FL
Here’s what our written estimates look like for North Miami Beach right now. A full bathroom remodel runs $10,620 to $33,040, a small bathroom remodel $5,900 to $14,160, and a walk-in shower installation $5,310 to $14,160. The table below breaks out the common line items we see in this market. No number changes after the contract is signed unless you approve a written change order first. The estimate is free, and the number you get is the number you’ll hold us to.
| Project | North Miami Beach Price Range |
|---|---|
| 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 |
| Shower Replacement | $3,540 – $10,030 |
| Bathroom Vanity Installation | $945 – $3,540 |
What moves a North Miami Beach quote up or down is usually the condition of the framing and the drain line, not the tile you pick. Homes along the canals and older condos on NE 163rd Street carry more hidden damage than newer construction, and the inspection triggers more code upgrades once walls are open. Call (850) 988-7559 for a free in-home estimate, and we’ll show you exactly what the number covers.
We Also Serve Cities Near North Miami Beach
In addition to North Miami Beach, our crews regularly work in Hialeah, Miami, and Key Biscayne. The permitting requirements, drainage realities, and housing stock shift a bit from city to city, but the written price and the written guarantee don’t. If you’re just outside our core North Miami Beach area, call and ask. We’ll tell you straight if we’re the right fit for your project.
Serving North Miami Beach, FL - Our Local Coverage Area
We’re based in the North 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 Bathroom Remodeling in North Miami Beach
It covers the cement board substrate, the Schluter waterproofing membrane, and the labor to remove and rebuild any failed or rotted material behind the tile. In a 1960s condo along NE 163rd Street or the eastern end of the city, that allowance is usually between $800 and $1,800, depending on the square footage of the wet area. If the damage runs deeper than the allowance, we write a change order with a specific number and you approve it before work continues. That’s the whole point of the allowance: you know the waterproofing is priced in, and you also know exactly what happens if the framing is worse than expected. Call (850) 988-7559 and we’ll walk you through a sample line-item estimate.
HVHZ stands for High Velocity Hurricane Zone, and it affects the rough-in inspection more than anything else. The code requires a 2-inch shower drain, impact-rated or properly sealed window openings in the wet area, and structural fastening that can hold up in high-wind events. On a canal-front lot, that often means the original 1.5-inch drain line under the tub gets flagged, and any window in the shower wall needs a storm-rated seal or replacement. We account for the HVHZ requirements in the written estimate before we start, because the inspector will be checking for them regardless. Call (850) 988-7559 if you want a quote that already has the codes priced in.
Because the inspector flagged something that was hidden inside the wall or floor and the original contractor didn’t have a written change order process. In North Miami Beach, the most common flag is the existing drain line being undersized for a shower, followed by corrosion on the copper DWV piping and termite-damaged framing that must be replaced before the rough-in can pass. A legitimate contractor will show you the inspector’s notes and a written change order with a specific number. If the number changed without a document you signed, that’s a walk-away signal. Our change orders come with a photo or inspector note attached, and you approve the amount before we buy anything.
A standard draw schedule on a $20,000-to-$30,000 bathroom remodel in North Miami Beach runs in three or four phases: a deposit at contract signing, a draw at rough-in inspection, a draw at tile or fixture setting, and the final payment after the final inspection sign-off. The key protection is that no single draw should be so large that a contractor could disappear with most of your money and still not be able to make money by finishing the job. We keep the deposit modest, tie payments to inspection milestones, and the final payment only becomes due after you walk the finished bathroom and sign off. If a contractor asks for 70% up front, walk away. Our schedule is printed in the contract, not described on a handshake.
Yes, and it’s common enough on the exterior walls that we look for it before we quote. Salt-laden air penetrates hairline cracks in the stucco and tile, reaches the rebar, and starts the corrosion cycle. The rebar swells as it rusts, which spalls the concrete, which opens larger cracks and lets more salt in. It’s a slow failure chain that can run for decades before it becomes visible. When we find it, we remove the loose concrete, wire-brush the rebar, apply a corrosion-inhibiting coating if the structural engineer approves it, and patch with a polymer-modified repair mortar. The repair gets photographed and documented, because the city inspector will want to see what was addressed before we close the wall. That kind of work is exactly why our written price includes a substrate allowance rather than a bare minimum tile quote.
Written by Trevor Nash, Owner at Penhallow Remodeling Miami, serving North Miami Beach with written prices and written guarantees on every job.
