Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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Before
AfterFull Kitchen Remodeling in Miami, FL
A full kitchen remodel in Miami typically costs between $45,000 and $130,000 depending on square footage, material selections, and whether the layout is being reconfigured. Most projects run four to ten weeks from permit approval to final walkthrough. Rowan Construction Group handles every trade in-house – cabinets, countertops, flooring, electrical, plumbing, and tile – under a single written contract with a flat price agreed before any demo begins.
If your kitchen is a collection of decisions made by three different owners across thirty years, or if the bones are fine but the layout has never worked, a partial refresh won’t fix it. Full remodeling means stripping the room to the studs, assessing what’s actually behind those walls, and rebuilding with current materials and a plan that fits how you cook. Our Kitchen Remodeling in Miami page covers the full range of scopes we offer; this page covers what’s involved when you’re doing all of it at once.
Grant Rowan founded this company in 2007, and the founding rule hasn’t changed: a written price before anyone picks up a tool. If you’re ready to talk numbers, call us at (786) 321-4970. Estimates are free and the written quote comes with a line-by-line scope – not a ballpark followed by a change-order conversation.
When You Need Full Kitchen Remodeling
- The layout physically doesn’t work. In a lot of Miami’s older Coral Gables and Little Havana homes, galley kitchens were designed for a single cook with one refrigerator and no island. If you’ve lived with a traffic problem for years, moving walls is the only fix – and that’s a full remodel conversation, not a cabinet swap.
- Moisture has reached the substrate. South Florida’s humidity and the occasional hurricane season aren’t gentle on drywall, subfloor, or the cabinet boxes that sit against exterior walls. When we open a kitchen that’s been closed for thirty years, we regularly find water-damaged OSB subfloor and mold in the lower cabinet runs. If the substrate is compromised, replacing the doors and hardware is cosmetic repair on a structural problem.
- Electrical and plumbing are pre-2000 and haven’t been touched. Miami-Dade County’s current code requires GFCI protection on every kitchen circuit within six feet of a sink, arc-fault breakers on 15- and 20-amp branch circuits, and proper ventilation for range hoods. If your kitchen predates those requirements and has never been permitted for an update, a full remodel with an open permit is the right time to bring everything current.
- Countertops and cabinets are from different decades. Mismatched generations of materials – laminate counters on top of original 1970s cabinets next to a newer dishwasher cutout that never quite fit – create a kitchen that looks unfinished regardless of how clean it is. A cohesive result requires specifying everything together from a single plan.
- You’re preparing the home for sale at a price point where kitchens close deals. In Brickell, South Miami, and Pinecrest, listing a home with a dated kitchen against comparable listings with quartz countertops and panel-ready appliances is a negotiating disadvantage. Buyers in those markets are doing the math on what a remodel would cost them, and they’re discounting the ask accordingly.
- The existing kitchen has no permit history. Work done without permits in Miami-Dade doesn’t appear in the county’s public records, which creates complications at closing. A full remodel pulled with the proper permits documents the work and closes that gap – a practical reason, not just a code formality.
Our Full Kitchen Remodeling Process
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Written Quote and Signed Scope Before Any Work Starts
Under Clause 1 of the Haven Standard, a flat written price and a written scope of work are delivered before a single cabinet is touched. That document names the cabinet line (KraftMaid or Wellborn depending on the project), the countertop material (Cambria or Caesarstone quartz, or a stone slab if the customer specifies one), the tile brand and SKU, the fixture specifications, and the electrical and plumbing scope. No number is left vague. If something changes after signatures, a signed change order with a dollar amount comes before the work proceeds – that discipline is why our projects finish within a few percent of the agreed price.
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Permit Application with Miami-Dade County
We file the permit application and handle all documentation with Miami-Dade’s Building Department. For full remodels that involve structural changes – removing a wall between the kitchen and living area, for example – a signed-and-sealed set of plans from a licensed structural engineer goes in with the permit. Timeline for permit approval varies; we factor the realistic wait into the project schedule so demo day isn’t scheduled before the permit is posted.
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Demolition and Substrate Inspection with Documented Photo Record
Demo is when the walls open and we see what’s actually there. Every visit includes a documented photo record as a standard deliverable – not an add-on. When we find moisture damage, outdated wiring, or a subfloor that needs sistering before tile goes down, those photos go to you with a plain-language description of the condition and what it means for the project. If the scope changes, a signed change order comes before any additional work starts.
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Rough-In: Electrical, Plumbing, and Framing
New circuits are run to code, island plumbing is roughed in if the layout calls for it, and any framing changes are completed and inspected before walls close. In Miami’s climate, we pay particular attention to vapor management at exterior walls – drywall installed against a poorly sealed exterior is a future moisture problem, and we’d rather solve it at rough-in than open the wall again in three years.
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Cabinet Installation, Countertop Templating, and Tile
Cabinet boxes go in first, countertop templating follows after installation so measurements are taken from the actual installed position rather than a drawing. Schluter edge profiles are used at tile transitions – the metal strip system that keeps grout joints from cracking where flooring meets the cabinet kick – because that detail holds up better in high-traffic areas than a caulk joint. Countertop fabrication typically runs two to three weeks from template; we schedule tile work in that window so the timeline doesn’t compress at the end.
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Finish Work, Inspections, and Final Walkthrough
Fixtures go in – we carry Toto and Kohler for plumbing fixtures and specify Delta for faucets across most of our Miami kitchen projects – trim is installed, appliances are connected, and the space is cleaned before the final county inspection. After the inspector signs off, Grant Rowan or a senior project lead does a walkthrough with you to confirm every item on the punch list is closed. The 365-Day Done Right Promise covers anything that isn’t right: if it’s not done correctly, we make it right, and that’s a written commitment on every project, not a handshake.
BeforeAfterFull Kitchen Remodeling Pricing in Miami
Full kitchen remodeling in Miami, FL runs $45,000 to $130,000 for most residential projects. The range is wide because the variables are real – a 120-square-foot kitchen with stock cabinets and quartz counters lands differently than a 280-square-foot open-plan with custom cabinetry, a waterfall island, and a full appliance package. Below are honest ranges by tier so you have a number to work from before you call.
| Project Tier | Typical Scope | Miami Price Range |
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| Mid-Range Full Remodel | Layout unchanged; semi-custom cabinets (KraftMaid), quartz counters, new tile, updated electrical and plumbing to code | $45,000 - $70,000 |
| Upper-Mid Full Remodel | Moderate layout change (one wall opened), semi-custom or custom cabinets, Cambria or Caesarstone countertops, premium tile, panel-ready appliance prep | $70,000 - $95,000 |
| High-End Full Remodel | Structural reconfiguration, custom cabinetry (Wellborn or equivalent), natural stone countertops, luxury fixtures, full appliance installation | $95,000 - $130,000+ |
What moves the number up: structural changes (removing load-bearing walls in Miami-Dade requires engineered drawings and a more involved permit), natural stone countertops versus engineered quartz, custom cabinet dimensions versus semi-custom, and appliance specification (a 48-inch range with a dedicated gas line and a ventilation hood that exhausts to the exterior adds real cost compared to a standard 30-inch electric setup).
What keeps the number honest: the written scope delivered before work starts means there’s no discovery phase billed as a surprise. If the substrate inspection reveals damage that changes the scope, a signed change order with a dollar amount comes before that work proceeds. Across 4,000-plus projects since 2007, that discipline has kept costs within a few percent of the agreed price.
If you have a written estimate from another contractor, bring it. Rowan offers a free second opinion on any written estimate and will review it line by line at no charge – not to undercut blindly, but because a line-by-line comparison shows you whether two quotes are actually comparing the same scope.
Call (786) 321-4970 for a free written estimate. The price goes on paper before anyone shows up at your door with a tape measure.
Key Takeaways
- Full kitchen remodeling in Miami typically costs $45,000 to $130,000 depending on scope, layout changes, and material tier.
- A written flat price and signed scope are delivered before any work begins – under Clause 1 of the Haven Standard, that’s not optional.
- Every project is permitted through Miami-Dade County’s Building Department; structural changes include engineered drawings.
- The 365-Day Done Right Promise covers every project in writing – not an asterisk, not a handshake.
- A documented photo record is included on every visit as a standard deliverable.
- Free second opinion on any written estimate – bring a competitor’s quote and we’ll go through it line by line.
FAQs – Full Kitchen Remodeling in Miami
How long does a full kitchen remodel take in Miami?
Most full kitchen remodels in Miami run four to ten weeks from permit approval to final inspection, with the wide range driven by project complexity. A straightforward kitchen design and layout remodel with no structural changes on the shorter end; a project involving wall removal, engineered plans, and a custom cabinet order on the longer. Permit approval from Miami-Dade’s Building Department adds time before demo starts – typically two to four weeks for standard residential permits, longer if plans require structural engineering review. We build the realistic permit timeline into the project schedule from the start so the sequence doesn’t compress at the end. Call (786) 321-4970 and we can give you a timeline estimate based on your specific scope.
Do I need permits for a full kitchen remodel in Miami?
Yes. Any full kitchen remodel in Miami that involves electrical work, plumbing changes, or structural modifications requires permits from Miami-Dade County’s Building Department. This is true even if a previous owner did similar work without permits – and unpermitted work that surfaces at closing creates real problems. Rowan handles the permit application, coordinates inspections, and provides you with the closed permit documentation when the project finishes. That documentation is part of what you own when the project is done, and it’s the paper trail that matters when you sell.
Is it cheaper to remodel a kitchen in phases or all at once?
Doing it all at once is almost always less expensive than phasing. When trades are sequenced in a single project, electrical rough-in and plumbing rough-in happen before walls close, tile goes in after cabinets are set, and countertop templating happens once. Phasing means opening the kitchen multiple times, pulling multiple permits, and paying mobilization costs on each trade separately. There are situations where phasing makes sense – primarily budget constraints – but the total cost of two phased projects is consistently higher than the same scope done as one. If budget is the driver, the more useful conversation is where to adjust spec within a single project to hit a number you can work with. Call (786) 321-4970 and we’ll walk through the options.
What’s the difference between a full remodel and a kitchen renovation?
A kitchen renovation typically means updating surfaces and fixtures while keeping the existing layout and infrastructure: new cabinet doors, new countertops, new backsplash, maybe a faucet swap. A full remodel goes to the studs – the layout can change, the electrical and plumbing are brought to current code, and every surface is specified new from the substrate up. In Miami, the distinction matters practically because full remodels trigger permit requirements that surface renovations don’t. It also means a full remodel addresses what’s behind the walls, not just what’s visible. If the cabinet boxes are water-damaged, a renovation puts new doors on a compromised structure; a remodel replaces the structure.
Why Grant Rowan Runs Full Remodels the Way He Does
Grant Rowan started Rowan Construction Group in 2007 with a rule that hasn’t changed in 4,000-plus projects: put the number in writing before anyone picks up a tool. In Miami’s construction market, where the standard practice is a verbal range followed by a change-order conversation, a written flat price with a line-by-line scope is still unusual enough to be a differentiator. Grant’s position is that it shouldn’t be – it’s the minimum a customer is owed before they agree to have their kitchen taken apart.
The 365-Day Done Right Promise exists for the same reason. A kitchen remodel involves a lot of trades, a lot of materials, and a lot of decisions made over several weeks. Some things that look right at final walkthrough reveal themselves later – a grout joint that cracks, a cabinet hinge that wasn’t adjusted correctly, a caulk line that pulls away from the countertop edge. The promise is in writing on every project because it creates the same accountability for Rowan’s crew that the written price creates for the customer.
If you’re comparing contractors and have a written estimate you’d like reviewed, call (786) 321-4970. The free second-opinion review is a standing offer and it’s genuinely line-by-line – not a sales pitch dressed as a comparison. If another contractor’s quote is better and the scope is actually the same, Grant will tell you.
Rowan Construction Group also offers related services across Miami – from our full range of residential construction trades to specific work in roofing, windows and doors, and home additions – so if the kitchen remodel surfaces related needs elsewhere in the house, we can quote those under the same written-price discipline without adding a second contractor to the project.
Written by Grant Rowan, Owner at Rowan Construction Group Miami, serving Miami.