Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Kendale Lakes
Finding a general contractor in Kendale Lakes who shows up, answers the phone, and writes down the real number before swinging a hammer should not be this hard. We’re Penhallow Remodeling Miami, and we work the way you’d expect a neighbor to work: a written price before anything starts, a real arrival window, and a written guarantee on every job. If you’re planning a kitchen gut, a bathroom redo, or a whole-home remodel in Kendale Lakes, call (850) 988-7559 and we’ll walk the house with you, no charge. Trevor Nash leads our crew, and he’ll be the same person you talk to from the first visit to the final walkthrough.
Why Penhallow Remodeling Miami Is Kendale Lakes’s Preferred General Contractor Company
Kendale Lakes homeowners have a specific set of problems, and we know them because we’ve opened enough walls here to see what’s behind them. Homes in this area were mostly built between 1970 and 1989, and a lot of them still run original galvanized plumbing and electrical panels that were undersized for a modern kitchen even when they were new. That’s not a sales pitch. It’s what we find on the first day of demolition. Our General Contractor team plans for it, prices it, and puts it in writing so the surprise doesn’t live on your invoice.
We answer the phone with a live person around the clock. Not an answering service, not a callback window. When you call from a Kendale Lakes home on a Saturday morning, you get a real answer. Our technicians are background-checked and they show up in uniform, so you know exactly who’s walking through your door. And every project carries the 365-Day Done Right Promise: if something fails inside the guarantee period, we come back and fix it at no charge. That promise is written on every contract, not mentioned in passing.
Styles & brands we work with
Residential General Contractor in Kendale Lakes
Residential General Contractor work in Kendale Lakes usually starts with a homeowner who wants to open up a kitchen or redo a bath and ends up needing more than they budgeted for, not because the original plan was wrong, but because the house is four decades old and the walls are hiding things. A typical kitchen remodel here runs $14,000 to $45,000 depending on cabinet line, countertop material, and whether we’re moving plumbing or gas. A bathroom remodel lands between $9,000 and $28,000. Those numbers include the permit work that Miami-Dade County requires when we touch electrical, plumbing, or structural framing.
What separates a good general contractor in Kendale Lakes from a bad one is what happens when the wall comes down. We write an allowance into the contract for exactly this. If we find aluminum wiring knotted behind a soffit, or a cast-iron drain that’s rotted through under the slab, we price the fix in writing before we touch it. You approve it, then we do the work. No one comes back at the end with a bigger number and a shrug.
Kitchen and Bath Remodels on 1970s – 80s Block Homes
Most Kendale Lakes kitchens sit inside concrete block shells with original framing that’s still sound but never designed for modern appliance loads. We see a lot of recessed lighting added on circuits that were already maxed out, and panel boxes that need an upgrade to pass inspection. When we plan a kitchen, we check the panel load before we quote the cabinets. If you need a service upgrade, it’s in the written price on day one.
Bathrooms have their own issue: the original slab was poured at one height, and converting a tub to a walk-in shower without a topical waterproofing membrane will fail the county’s moisture-control inspection every time. We use Schluter membranes on every shower base we build in Kendale Lakes. It’s the layer that keeps water from migrating into the slab, and it’s part of why our work passes the first time.
Whole-Home and Structural Work
Some Kendale Lakes homeowners decide to add on instead of move. A home addition here runs $45,000 to $130,000, and it’s not a job you want quoted from a truck window. We survey the existing slab, check the roof tie-in point, and verify the existing trusses before we give a number. Then we pull the permit, schedule the inspections, and keep the site clean while the work is underway.
Hire a General Contractor in Kendale Lakes
When you hire a General Contractor in Kendale Lakes, you’re hiring someone to be responsible for the whole job: the permits, the subs, the schedule, the inspections, and the final sign-off. That’s the job, and we take it seriously. The right contractor keeps you out of the county’s plan review office and keeps the work moving on a schedule you can see. We give every homeowner a written schedule and a written price before the first tool comes off the truck.
One thing we won’t do is give you a verbal ballpark and hope you forget it. Our pricing is a fixed number in the contract. If a surprise comes up, we write a change order with a specific dollar amount and we get your signature before we spend anything. That’s 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. Our General Contractor in Kendale Lakes team works under that standard on every job, from a single vanity replacement to a full addition.
Written Contracts and the 365-Day Promise
Every project we run in Kendale Lakes comes with a written contract and the 365-Day Done Right Promise. If something fails inside a year of completion, we return and repair it at no charge. That includes the free second visit if a repair fails. No service call fee, no re-inspection fee. Just a crew that comes back and makes it right.
What Happens When We Find Surprise Damage
On SW 142nd Ave, our crew opened a 1981 split-plan block home to move a kitchen sink and found the entire branch circuit was knotted with pre-1980 aluminum wiring hidden inside a soffit. We wrote a change order on the spot, rerouted the rough-in, installed an AFCI breaker and new copper home-runs, and had the panel labeled and signed off before any drywall closed. That’s how we handle surprises in Kendale Lakes: identify it, price it in writing, get your approval, then fix it right.
Trusted Brands We Service in Kendale Lakes
We install and service product lines that are built to last in South Florida’s humidity and heat. We regularly work with Delta and Toto fixtures, and we specify American Standard when a homeowner wants a proven workhorse at a mid-range price. For shower systems and waterproofing, we use Schluter products because they’re engineered for exactly the kind of slab construction we see in Kendale Lakes. Because we’re working locally from our Miami office, our crews can source parts quickly, which means fewer days with a torn-up bathroom waiting on a backordered valve.
Common General Contractor Problems We See in Kendale Lakes Homes
- Outdated electrical panels on 1970s-era slab homes. Many Kendale Lakes houses still run the original 100-amp or 125-amp panel, and adding a modern kitchen with dual ovens, a microwave drawer, and under-cabinet lighting can push it past safe limits. We include a panel-load check in every kitchen or bath quote.
- Galvanized plumbing lines that have outlived their lifespan. The original galvanized supply lines in these homes were rated for roughly 50 years, and we’re past that window now. When we open a wall in Kendale Lakes, we expect to find scaled, restricted, or pinholed supply lines that need replacement before the wall closes.
- Single-pane aluminum jalousie windows that won’t pass a remodel inspection. Once walls are open, Miami-Dade wind-load code applies to the new permit, and the old windows usually don’t comply. Trying to keep them means a failed inspection. We plan the window replacement into the scope from the start.
- Flat-roof conversions hiding load-bearing walls. Some Kendale Lakes homes had barrel-tile roofs converted to flat roofs in the 1980s, and the original bearing walls don’t always line up where you’d expect. A crew that doesn’t identify a bearing wall before removing it will get sagging ceilings days later. We check the structure before we cut anything.
See the difference
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AfterPricing for General Contractor in Kendale Lakes, FL
Here’s what our Kendale Lakes homeowners typically pay, based on recent projects in this area.
| Service | Typical Kendale Lakes Range |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Impact Window Installation | $8,000 – $25,000 |
| Roof Replacement | $8,000 – $20,000 |
| Home Addition | $45,000 – $130,000 |
What moves the number up or down? Cabinet line and countertop material move the kitchen number more than anything else. A KraftMaid cabinet package with Cambria quartz lands at the higher end; a stock cabinet with a laminate countertop brings it down. Bathrooms move on tile square footage, waterproofing method, and whether we’re moving plumbing or keeping the existing rough-in. Roof replacement moves on the roof’s current condition, the number of tie-ins, and whether we’re pulling off barrel tile or going over the existing deck. Every quote includes a written line-item breakdown so you can see exactly where the dollars go. Call (850) 988-7559 to schedule a free estimate; we’ll walk the house and give you a number you can plan around.
We Also Serve Cities Near Kendale Lakes
Our crews work throughout the surrounding area, so if you’re in Miami, Brownsville, Hialeah, or North Miami Beach, we can help there too. Scheduling and dispatch run through our Miami office, but the crews live and work in these neighborhoods, and we’re usually in Kendale Lakes within a day of your call.
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 General Contractor in Kendale Lakes
Because the original 1970s and 1980s panels in this area were sized for a house with one refrigerator, a range, and a few lights, and the kitchen you want needs a lot more. When we open a wall and find aluminum branch wiring or an over-fused panel, the county requires that the new work meet current code. That means a service upgrade, new home-runs, and often AFCI breaker installation. We plan for it in the original quote, not after the wall is open. Call (850) 988-7559 and we’ll check your panel during the free estimate.
We plan for replacement. Kendale Lakes was built out during the peak of galvanized supply pipe installation, and those lines are now 40 to 50 years old. When we open a wall for a kitchen or bath remodel, we typically find scaled or leaking galvanized lines that need to be cut back and replaced with copper or PEX before the wall can close. We write the plumbing scope into the original contract, so the number you approve is the number we work to. If we find more than expected under the slab, you’ll see a change order with a specific dollar amount before we dig.
Usually not, and we’ll tell you that before you spend money on other things. Once a remodel permit is open, Miami-Dade wind-load code applies to the opening, and the original single-pane jalousie windows don’t meet it. If the window is staying in place and we’re not touching the opening, it may be grandfathered, but if we’re moving or enlarging that opening, the window has to be replaced with impact-rated or shutters. We price the replacement into the scope so you’re not blindsided at inspection time.
A change order is a written document that describes the surprise, explains the fix, and states the exact dollar amount it adds to your contract. You sign it before we do the work. In Kendale Lakes block homes, surprises are common: aluminum wiring in a soffit, rotted cast-iron drain under the slab, or a bearing wall that wasn’t on the original plans. We never spend your money on surprise work without your written approval, ever. That’s the way we’ve worked since day one.
Because these slabs were poured in the 1970s and 1980s, often without a vapor barrier, and South Florida’s water table means there’s often moisture moving through the concrete. If you set tile directly on a slab that’s wicking moisture, the thinset can fail and the tile can pop weeks or months later. We run a calcium chloride test or a relative humidity probe on the slab before we set anything. If the numbers come back high, we install a moisture barrier or adjust the setting material, and that cost is written into the change order before we proceed.
Contact the Kendale Lakes General Contractor Team
If you’re ready to get a real number for your Kendale Lakes remodel, call Penhallow Remodeling Miami at (850) 988-7559. We’ll schedule a free estimate, walk the house with you, and give you a written price. No pressure, no vague ranges. Just a clear number, a clear schedule, and a written guarantee that follows the work for a full year. Ask for Trevor Nash.
Written by Trevor Nash, Owner at Penhallow Remodeling Miami, serving Kendale Lakes and the surrounding South Florida area.
