Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Kendall
A general contractor in Kendall typically charges $14,000 – $45,000 for a kitchen remodel and $9,000 – $28,000 for a bathroom remodel, with Home Renovation - Kendall additions running $45,000 – $130,000. Most permits in unincorporated Miami-Dade clear in 2 – 4 weeks once plans are submitted correctly. We coordinate the whole build from the office, and our crews work in Kendall neighborhoods every week.
If you’re remodeling an older home west of the Turnpike or adding on to a newer townhome near Dadeland, you need someone who knows Kendall’s building stock. Our General Contractor team has opened enough 1970s and 1980s concrete-block homes to know exactly what’s behind those stucco walls before the first swing of a hammer. Call (850) 801-8046 and we’ll schedule a walkthrough, then put a written price in your hands.
Why Sawyer Remodel Miami Is Kendall’s Preferred General Contractor Company
Kendall homeowners don’t have time for vague quotes or contractors who vanish between visits. That’s why every project under The Relay Standard follows the same protocol: a live arrival time, photo updates before and after each phase, a written price before any work starts, and a digital invoice you pay from a link. No chasing. No phone tag. No surprises at the door.
Luca Romano runs our Kendall projects and personally reviews every change order before it reaches you. He’s the one who walks your floors when the drywall opens up and calls you with options instead of problems. That’s the difference between a General Contractor in Kendall who actually builds and one who just sells the job.
Our Kendall customers consistently point to the 365-Day Done Right Promise as the reason they signed: if it’s not done right, we make it right, backed in writing for a full year after the project closes. And a free second visit if a repair fails. That’s not marketing language. It’s in the contract.
We answer the phone 24/7 with a live person. Not a callback queue. When a storm hits Kendall in August and you need a roof tarped, you’ll talk to someone who can actually dispatch help.
Styles & brands we work with
Residential General Contractor in Kendall
A Residential General Contractor in Kendall manages the trades, permits, inspections, and material delivery for remodels and additions on single-family homes, townhomes, and condos. The job pays for itself in one way above all else: we catch what’s hidden before it becomes a stop-work order. Kendall’s older stock hides a lot.
When you hire us for a residential project in Kendall, the first thing we do is inspect the structure behind the surface. That means checking the load path on walls you want to remove, tracing cast-iron drain lines that may be original, and confirming the electrical panel can carry the new load. Only then do we write the number.
What We Fix Before We Build
Buildings west of the Turnpike frequently have original cast-iron plumbing that has rotted in the aggressive soil. If we see weeping joints or the slab shows signs of a leak, we price the re-pipe as a line item and get your written approval before tunneling under the foundation. That’s normal work for us, not a change-order surprise.
Many Kendall homes also have load-bearing headers that were undersized when originally built. A kitchen pass-through framed with a single 2×8 and no jack studs will sag. We replace that framing before we hang drywall, and we show you the inspection sign-off.
Permits and HVHZ Code
Kendall sits squarely in Miami-Dade’s High Velocity Hurricane Zone. Any structural work, window replacement, or roof change triggers code requirements that simply don’t exist in other parts of Florida. We pull the permits, schedule the inspections, and make sure your project passes the first time. Impact-rated lumber, secondary water barriers, and reinforced openings are not optional here.
Hire a General Contractor in Kendall
When you Hire a General Contractor in Kendall, you’re really hiring someone to own the schedule and the outcome. You shouldn’t be coordinating electricians, plumbers, and inspectors yourself. That’s our job.
One of the biggest mistakes we see in Kendall is homeowners or out-of-area contractors starting demo before the permit is issued. Once an inspector shows up and finds mid-wall electrical or structural violations, the stop-work order doubles the timeline. We never cut that corner. The permit is in hand before we touch the wall.
Our written price includes allowances for known unknowns. Kendall’s HVHZ-rated materials cost more than standard products, and we build that into the estimate upfront. If a real surprise surfaces during demo, we price it, you approve it in writing, and only then do we proceed. The invoice at the end matches the number you approved.
The Relay Visibility Guarantee
Every Kendall project runs under The Relay Visibility Guarantee: a live arrival time, photo updates before and after, and a written price before a single tool is picked up. You’ll know who is walking into your home, because our technicians are background-checked, uniformed, and introduced by name before the job starts.
Written Price Before Work Starts
We don’t ask you to trust a handshake. You get a line-item written price with the exact scope, material brands, and labor. If you want Cambria counters and a Kohler tub, that’s in the line item. No vague “allowance” that drifts.
Trusted Brands We Service in Kendall
We stock and install materials from manufacturers that stand behind their products. On a Kendall kitchen remodel, you might choose KraftMaid or Wellborn cabinetry, Cambria or Caesarstone countertops, and Kohler or Toto fixtures. Exterior projects in Kendall often use GAF and James Hardie products because they hold up to hurricane season and intense sun. Our relationships with these manufacturers mean faster turnaround for Kendall customers and manufacturer-backed warranties that don’t disappear when the job closes.
Luca Romano and the crew know which products survive Kendall’s specific conditions, from secondary water barriers that stop wind-driven rain to impact windows rated for HVHZ. We don’t bring mystery suppliers to your house.
See the difference
Before
After
Before
After
Before
AfterCommon General Contractor Problems We See in Kendall Homes
- Slab leaks from deteriorated cast-iron plumbing: Kendall’s porous karst limestone and high water table make cast-iron drain lines corrode from the outside in. We routinely tunnel under foundations to replace them, a skill most general contractors outside Miami-Dade never learn.
- HVHZ code triggers during remodel: Open a wall in an older Kendall home and the county inspector may require impact-rated framing, secondary water barriers, or electrical panel upgrades. We anticipate these triggers and build them into the estimate so the permit process doesn’t stall the job.
- Water intrusion behind stucco: Older Kendall homes built before modern secondary water barriers frequently hide moisture behind stucco. Closing walls without addressing it leads to mold and expensive reopens. We inspect and remediate before drywall goes up.
- Undersized or missing structural headers: Many 1970s and 1980s Kendall homes were framed with single 2×8 headers and no jack studs across pass-throughs. Remove the drywall and you find a sagging load path. We replace it properly and get sign-off before we continue.
Pricing for General Contractor in Kendall, FL
Here’s what general contractor work actually costs in Kendall, based on current material and labor rates in the HVHZ market. These ranges reflect what we quote for typical single-family homes built between the 1970s and early 2000s.
| Project | Kendall Price Range |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Home Addition | $45,000 – $130,000 |
| Impact Window Installation | $8,000 – $25,000 |
| Roof Replacement | $8,000 – $20,000 |
What moves the number: the age of your home, whether original cast-iron plumbing needs replacing, how much structural correction the opening reveals, and which materials you choose. We itemize every line so you can see exactly where your money goes. Call (850) 801-8046 for a free estimate and a written price before any commitment.
We Also Serve Cities Near Kendall
Our crews work throughout south Miami-Dade, including Miami, Coral Gables, Miami Gardens, and Hialeah Gardens. If you’re just outside Kendall and need a General Contractor who understands HVHZ codes and older Florida construction, we’re already in your area every week.
Serving Kendall, FL - Our Local Coverage Area
We’re based in the Kendall 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 Kendall
Because homes built in Kendall between the 1970s and 1990s frequently hide deteriorating cast-iron plumbing, undersized structural headers, and failed waterproofing behind stucco. The surprise is predictable if you know the housing stock. We inspect first, write allowances for known unknowns into the contract, and get written approval on any additional work before proceeding. Call (850) 801-8046 and we’ll walk your home first.
Yes in most cases. We tunnel under the slab to access and replace deteriorated cast-iron drain lines, which preserves your finished flooring above. This is routine work for our Kendall crews because the high water table and porous limestone make slab leaks common. We’ll camera the lines first, give you a written price for the re-pipe, and handle the permit and inspection.
If your remodel opens walls or changes the building’s use, the county inspector will likely require the electrical panel to meet current load demand and may flag the roof if it’s part of the scope. A flat roof on an older Kendall home also needs a secondary water barrier to meet HVHZ code. We’ll tell you exactly what the permit triggers before you commit to the remodel.
We stop, document the damage with photos, write a line-item change order with the exact scope and cost, and wait for your written approval before we touch it. You never get an invoice line you didn’t see and sign. That’s The Relay Standard, and it’s how Luca Romano runs every Kendall project.
A Miami-Dade County building inspector signs off on each permit phase: rough-in for plumbing and electrical, framing, insulation, and final. We pull the permit, schedule every inspection, and you get a copy of each sign-off. If a repair fails within a year, the 365-Day Done Right Promise covers the fix.
Written by Luca Romano, Owner at Sawyer Remodel Miami, serving Kendall since 2005.
Ready to start? Call (850) 801-8046 to schedule your free estimate. We’ll walk through the project, identify what’s hiding behind those walls, and hand you a written price before you commit to anything.
