Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across North Miami
If you’re planning a remodel or addition in North Miami, you need a contractor who understands what these homes actually look like behind the drywall and stucco. Sawyer Remodel Miami has worked on concrete-block homes across North Miami long enough to know that a 1957 build in Keystone Point will open up very differently than a 1990s townhouse near Biscayne Boulevard and NE 135th Street. We give you a written price before any work starts, coordinate directly with the North Miami building department, and keep you updated with photos and live arrival times at every step. Call (850) 801-8046 for a free estimate, and you’ll know exactly who’s coming, when they arrive, and what everything costs.
Why Sawyer Remodel Miami Is North Miami’s Preferred General Contractor Company
North Miami homeowners tell us the same thing again and again: they got a quote, signed it, and then the change orders started stacking up. That’s not how we run a job. Sawyer Remodel Miami is led by Luca Romano, and every project we take on follows The Relay Standard: a live arrival time, photo updates before and after, and a written price you approve before a single tool is picked up. That’s The Relay Visibility Guarantee, and it applies to every remodel, every addition, and every repair we do in North Miami.
Luca Romano has spent his career in residential construction in South Florida, and he’s the person who reviews the scope of work on your North Miami project before it reaches your hands. If a question comes up mid-project, you call and a live person answers, 24/7. There’s no voicemail loop and no chasing anyone down. North Miami jobs are dispatched and scheduled from our Miami (South FL) office, with crews serving North Miami locally.
Styles & brands we work with
Licensed General Contractor in North Miami
A Licensed General Contractor in North Miami is the person who pulls the permits, coordinates the trades, and carries the legal responsibility for the work meeting code. When you’re remodeling a kitchen, adding a home addition, or replacing a roof in a coastal high-hazard flood zone, that license is not optional. North Miami sits inside Miami-Dade County’s strict FEMA-regulated floodplain, which means elevation certificates, flood-resistant materials, and hurricane mitigation are all part of the permitting conversation. Sawyer Remodel Miami handles that process from start to finish, and the price we write includes the work, not a surprise line item for a permit we forgot to mention.
Permitting and Code Compliance
North Miami building permits trigger a chain of requirements that depend on the age and condition of the structure. On a home built before modern wind codes took effect, opening a wall often means bringing the roof-to-wall connection up to current standards. We schedule inspections before we close anything up, because hiding a defect behind new drywall is the kind of problem that fails later under hurricane wind loads.
Hidden Conditions and Written Allowances
North Miami’s housing stock is full of surprises. We write allowances into the contract for the things we cannot see until walls are open: corroded rebar, undersized headers, old cast-iron drain lines. If a hidden condition shows up, we price it in writing and get your approval before we touch it. The number you signed is the number you approved, and nothing changes without your sign-off.
Residential General Contractor in North Miami
A Residential General Contractor in North Miami manages the full scope of a home remodel or addition, from demo to final inspection. Homeowners in neighborhoods like Sans Souci, Keystone Point, and the area around NE 125th Street call us for kitchen remodels, bathroom remodels, whole-home renovations, and room additions. The houses here share common DNA: concrete-block construction, stucco exteriors, and a lot of original wiring and plumbing that has not been touched since the 1950s or 1960s. When you add the subtropical climate and the high water table, a remodel in North Miami is not a paint-and-fixtures job. It’s a structural and waterproofing job that happens to end with new cabinets.
Older Home Retrofits
Many North Miami homes predate the current Miami-Dade wind codes. That means retrofitting for hurricane straps, impact windows, and roof-to-wall ties is often required once a permit is pulled. We build those upgrades into the scope from the beginning, so the job does not stall at inspection.
Foundation and Slab Repair
In North Miami’s Keystone Point and Sans Souci neighborhoods, original 1950s homes often sit on shallow concrete slabs with corroded rebar from decades of saltwater intrusion. Before any vertical addition is possible, that slab needs shoring, steel replacement, and re-pouring. We handle that work in-house, and we do it before framing, not after.
Trusted Brands We Service in North Miami
We install products from manufacturers that North Miami homeowners recognize and that stand behind their materials. For roofing, we work with GAF, CertainTeed, and Owens Corning systems, which hold up under South Florida’s sun and wind-driven rain. For kitchen and bath surfaces, we source from Cambria, Caesarstone, Kohler, and Moen. We keep common replacement components and materials in stock locally for North Miami customers, which means less waiting when a remodel hits the finish stage. Fast turnaround matters here, because a project left half-open during hurricane season is a problem nobody wants.
See the difference
Before
After
Before
After
Before
AfterCommon General Contractor Problems We See in North Miami Homes
- Saltwater-damaged slabs: Decades of saltwater intrusion from the high water table and coastal air corrodes rebar in 1950s and 1960s slabs, leaving hairline cracks and weakened concrete that calcifies under load. We frequently shorn and re-pour these slabs before framing any addition.
- Pre-wind-code framing connections: Homes built before modern hurricane codes often lack proper roof-to-wall ties and hurricane straps. Once a permit is pulled and walls are opened, Miami-Dade County requires those connections to be brought up to current code, which is a cost nobody budgets for until the inspector mentions it.
- Failed waterproofing and drainage: North Miami’s high water table and heavy summer rains mean a slab that was poured without proper dewatering or a waterproofing membrane will eventually heave, crack, or wick moisture into the walls. The first heavy rain is usually when the problem shows up.
- Undersized and corroded plumbing: Original cast-iron drain lines in 60-year-old North Miami homes are often rusted through or undersized for modern fixtures. Opening a wall for a bathroom remodel frequently reveals a drain line that has to be replaced before new tile goes up.
Pricing for General Contractor in North Miami, FL
North Miami’s construction market runs on real numbers, and you should not have to call just to know if your project is in the ballpark. A full kitchen remodel in a North Miami home typically runs $16,520 – $53,100 depending on the age of the rough-ins and whether the home needs a wind-code retrofit. A bathroom remodel runs $10,620 – $33,040. A roof replacement on a single-family North Miami home is typically $9,440 – $23,600, and a home addition starts at $53,100 and can reach $153,400 when it involves the foundation and slab work common in Keystone Point and older sections of the city. Every estimate we write is free, and it’s a fixed line-item price, not a time-and-materials guess.
| Project Type | North Miami Price Range |
|---|---|
| Kitchen Remodel | $16,520 – $53,100 |
| Bathroom Remodel | $10,620 – $33,040 |
| Roof Replacement | $9,440 – $23,600 |
| Home Addition | $53,100 – $153,400 |
We Also Serve Cities Near North Miami
Our crews handle General Contractor work across the northeast Miami-Dade corridor. In addition to North Miami, we serve homeowners in General Contractor in North Miami and the surrounding communities, including Miami, Coral Gables, Miami Gardens, and Hialeah Gardens. Local scheduling and permitting mean we’re already familiar with the building departments and code requirements in each of these areas.
Serving North Miami, FL - Our Local Coverage Area
We’re based in the North Miami 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 North Miami
Opening a wall in a 1950s North Miami home triggers Miami-Dade County’s wind-load retrofit requirements: roof-to-wall ties, hurricane straps, and often a full structural review of the existing framing. You should also expect the electrical and plumbing in the opened wall to be brought up to current code, which is a cost we write into the allowance schedule before the first wall comes down. Call (850) 801-8046 to get a line-item allowance for your specific home.
We shore the affected area, remove the corroded rebar, and re-pour with a high-strength concrete mix designed for coastal soil conditions, then tie the new load-bearing walls into the repaired slab with code-specified anchors. On a Keystone Point remodel, our crew opened a 1957 concrete-block home and found the original slab had rusted rebar and hairline cracks from saltwater intrusion. Before any new framing went up, we shored the affected area, replaced the corroded steel, and re-poured with a high-strength mix. That repair added about two weeks and a specific line item to the written scope, and the homeowner approved every dollar before we poured.
A North Miami remodel contract should include written allowances for slab repair, rebar replacement, drain line replacement, and wind-code upgrades, because those are the four most common hidden conditions in this city’s older concrete-block homes. Ours does. If the allowance is not used, you do not pay it. If a hidden condition exceeds the allowance, we stop, write a change order, and you approve it in writing before we continue.
We do not treat the punch list as a separate phase of the job. Every item goes on the written scope before final inspection, and we schedule a walkthrough with you before we call for the CO. Our 365-Day Done Right Promise is written into every North Miami contract: if something is not done right, we make it right, for a full year after the project closes. Call (850) 801-8046 and ask Luca Romano what that actually covers on a job like yours.
Not always, but it does in the majority of pre-1990 concrete-block homes, because Miami-Dade’s wind code applies to the whole structure once a permit is pulled and the load path is exposed. If the inspector determines the existing roof-to-wall connection does not meet current uplift requirements, the upgrade is mandatory, not optional. We identify that risk during the initial inspection and write it into the allowance schedule, so there is no surprise at the framing inspection.
If you’re planning a remodel or addition in North Miami, the best first step is a written estimate from a contractor who has opened enough of these homes to know what’s behind the walls. Call (850) 801-8046 to schedule your free estimate with Sawyer Remodel Miami. You’ll get a fixed, line-item price, a live arrival time, and photo updates before and after, all backed by the 365-Day Done Right Promise.
Written by Luca Romano, Owner at Sawyer Remodel Miami, serving North Miami with residential remodeling and general contracting since 2005.
