Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterConstruction in Kendall, FL
Roofing, windows, fences, and hardscaping in Kendall run into a specific set of constraints: post-Hurricane Andrew housing stock with layered repairs, Miami-Dade’s High-Velocity Hurricane Zone product-approval system, and flat, porous limestone terrain that complicates drainage and accelerates corrosion. We quote every project with a flat written price before work starts. Call (786) 321-4970 to schedule your free estimate.
Why Kendall Homes Are Different
Kendall sits directly in the path Hurricane Andrew carved through Miami-Dade in August 1992, leaving a housing stock defined by a patchwork of original 1970s-80s concrete block construction overlaid with emergency-era repairs - many of which are now hitting the 30-year mark and failing again. Every construction project here operates under Miami-Dade County’s High-Velocity Hurricane Zone (HVHZ) rules and its own product-approval system, the Miami-Dade Notice of Acceptance, which are more stringent than anything required in neighboring Broward County and mandate county-specific documentation that out-of-market contractors routinely lack.
The terrain is almost perfectly flat and underlain by porous Miami oolite limestone, with a seasonal water table that rises to within inches of grade during the June-October rainy season. This makes any below-slab work, footer excavation, or drainage installation substantially more complex than in inland Florida markets. The combination of extreme humidity, daily afternoon thunderstorms for half the year, and salt-laden southeast breezes accelerates corrosion of metal connectors, exposed rebar, and flashing - a structural concern that inspection cycles in post-Andrew-repaired homes frequently uncover.
Our Main Kendall Services
These are the two trades Kendall homeowners call about most, plus the growing ADU category.
Kitchen Remodeling in Kendall
Kitchen remodeling in Kendall means working within concrete block shells that were never framed for open-concept layouts, often requiring structural beam calculations and HVHZ-compliant window replacements as part of the same permit package. We see a lot of 1980s galley kitchens with original cabinetry still in place, which means asbestos testing on older drywall compounds and careful sequencing to keep the household functional during work. Kitchen Remodeling in Kendall covers our full process, from the written price through the 365-Day Done Right Promise.
Bathroom Remodeling in Kendall
Bathroom work in Kendall’s older CBS homes often reveals cast-iron drain lines with significant corrosion from decades of humid-wall condensation, especially in exterior bathrooms where block walls wick moisture inward. We plan for substrate repair in the written scope, not as a surprise change order, because we’ve documented enough of these conditions to anticipate them. Bathroom Remodeling in Kendall details how we handle the specific moisture and permitting realities here.
Home Additions & ADU in Kendall
Home additions and ADU construction in Kendall face the dual challenge of HVHZ structural requirements and the high water table that complicates any new foundation work. Setback rules in Miami-Dade are strict, and many Kendall lots have existing encroachments from patio roofs or screen enclosures that must be resolved before a new structure can be permitted. Home Additions & ADU in Kendall explains our process for navigating these constraints with a flat written price before breaking ground.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
BeforeAfterRoofing in Kendall
Homes re-roofed in the chaotic 1992-1995 post-Andrew window often received new tiles or shingles but kept original skip-sheathing or under-nailed plywood decks; those roofs are now cycling out again, and Miami-Dade’s HVHZ requires full deck inspection and often replacement before a new roofing NOA can be applied - a line-item cost that catches both homeowners and out-of-county contractors off guard when pulling permits at the Miami-Dade Building Department. We handle Roofing across South Florida, but Kendall’s layered repair history demands a crew that knows what the inspector will find before the tear-off starts.
Roof Replacement & Installation
Signs you need it
Your roof is 25-30 years old, you see granule loss in gutters, or the Miami-Dade permit search shows the last roof was permitted in 1993-1995 with no deck-replacement notation.
What it costs in Kendall
A full roof replacement in Kendall typically runs $8,000-$20,000, with metal roof installation at $15,000-$40,000 due to HVHZ fastening and underlayment requirements.
How we do it
We strip to deck, photograph every sheet condition for your record, replace compromised plywood per NOA standards, install HVHZ-rated underlayment and fasteners, and pass Miami-Dade inspection before the final layer goes on.
Tile Roofing
Signs you need it
Cracked or slipped tiles, visible underlayment exposure, or leaks that trace to the mortar bed rather than flashing details.
What it costs in Kendall
Tile roof repair in Kendall ranges from $600-$2,500 for localized work; full replacement falls within the $8,000-$20,000 range depending on deck condition and tile selection.
How we do it
We match existing tile profiles from our vetted supplier network, remove only the compromised sections, inspect and replace degraded mortar beds, and re-bed with HVHZ-compliant fastening that satisfies Miami-Dade’s uplift-resistance tables.
What Roofing Costs in Kendall
| Item | Typical range in Kendall |
|---|---|
| Roof Repair | $400 - $1,800 |
| Roof Replacement | $8,000 - $20,000 |
| Metal Roof Installation | $15,000 - $40,000 |
| Tile Roof Repair | $600 - $2,500 |
How long does a roof replacement take in Kendall?
Most Kendall roof replacements take 3-5 working days, assuming the deck passes inspection on the first pull; if post-Andrew skip-sheathing or under-nailed plywood is found, deck replacement adds 1-2 days and is quoted in the written scope, not sprung later. Call (786) 321-4970 for a free estimate with deck inspection included.
Do you handle the Miami-Dade roofing permit?
Yes - we pull the permit, schedule inspections, and provide the NOA documentation package; out-of-county crews often arrive without Miami-Dade-specific product approvals, which stops the job until corrected. We verify every material’s NOA status before ordering.
Windows & Doors in Kendall
Kendall’s significant cohort of homes received partial structural patches post-Andrew but retained original framing, tie-downs, and openings that pre-date current HVHZ minimums - this two-generation layering creates chronic hidden compliance gaps that surface during permit inspections and force scope expansions mid-project. When we replace windows or doors in Kendall, we expect to find original 1970s-80s bucks and headers that don’t meet today’s wind-load requirements, and we price for that possibility upfront rather than discovering it after the stucco is open. Windows & Doors is a core trade for us, but Kendall’s inspection history demands more preparation than standard replacement markets.
Impact Windows & Doors
Signs you need it
Your current windows lack HVHZ approval labels, your insurance renewal requires wind mitigation upgrades, or you’ve experienced seal failure with visible condensation between panes.
What it costs in Kendall
Impact window installation in Kendall runs $8,000-$25,000 for a typical single-family home, reflecting HVHZ-rated frame anchoring and laminated glass specifications that standard replacement windows don’t carry.
How we do it
We measure each opening for structural buck condition, specify PGT or CGI impact-rated units with Miami-Dade NOA documentation, install with HVHZ-compliant fasteners through structurally sound framing, and photograph the anchoring pattern for your permit record.
Window Replacement
Signs you need it
Operational windows that no longer seal properly, single-pane originals driving cooling costs, or frames with visible corrosion from salt-laden southeast exposure.
What it costs in Kendall
Standard window replacement in Kendall ranges from $4,500-$15,000, though many Kendall homes in HVHZ zones require impact-rated upgrades that move the project toward the higher end.
How we do it
We inspect the existing buck and header for structural integrity, replace degraded wood or metal with pressure-treated or aluminum components as required, install CWS or PGT units with proper shimming and insulation, and seal the perimeter with HVHZ-approved flashing tape.
What Windows & Doors Costs in Kendall
| Item | Typical range in Kendall |
|---|---|
| Impact Window Installation | $8,000 - $25,000 |
| Window Replacement | $4,500 - $15,000 |
Do all Kendall homes need impact windows?
Not automatically - but any window replacement in Miami-Dade’s HVHZ must meet the county’s wind-borne debris standards, which effectively requires impact rating or approved shutters; we review your existing shutter strategy and insurance requirements before specifying. Call (786) 321-4970 to schedule a free assessment.
Will window replacement damage my stucco?
Some stucco disturbance is unavoidable around the opening perimeter, but we cut with masonry blades, preserve the existing weep screed where possible, and include stucco repair and matching in the written scope rather than billing it separately.
Fence Installation in Kendall
Kendall’s flat, porous limestone terrain and high seasonal water table make any below-grade work substantially more complex than in inland Florida markets, and fence posts are no exception - a post set to standard depth in February can sit in standing water by August, accelerating rot in wood and corrosion in metal bases. We see a lot of fence failures in Kendall that trace to posts installed without drainage planning or without the Miami-Dade wind-load considerations that apply to any structure over six feet. Fence Installation is straightforward in principle, but Kendall’s soil and storm exposure require specific detailing.
Vinyl Fence
Signs you need it
Your current wood fence is rotting at the base, you’re looking for minimal maintenance in a humid salt-air environment, or your HOA requires a uniform white or tan appearance.
What it costs in Kendall
Vinyl fence installation in Kendall typically runs $3,500-$9,000, with post-depth and concrete-footing specifications adjusted for the high water table and wind-load requirements.
How we do it
We auger post holes with drainage gravel at the base, set posts in concrete mounded above grade to shed water, install vinyl rails and pickets with stainless steel fasteners, and verify gate swing clearance against your survey setbacks.
Aluminum Fence
Signs you need it
You need pool code compliance with visibility, you want a decorative boundary without the maintenance of wrought iron, or your property line runs along a salt-exposed eastern exposure.
What it costs in Kendall
Aluminum fence installation in Kendall ranges from $4,000-$10,000, reflecting powder-coated rail systems and concrete footings engineered for HVHZ wind exposure.
How we do it
We lay out the line with you to confirm property corners, set aluminum posts in concrete piers with corrosion-resistant brackets, install pre-fabricated panels with concealed fasteners, and apply a protective wax coating to cut ends to prevent salt corrosion.
What Fence Installation Costs in Kendall
| Item | Typical range in Kendall |
|---|---|
| Vinyl Fence Installation | $3,500 - $9,000 |
| Aluminum Fence Installation | $4,000 - $10,000 |
Do I need a permit for a fence in Kendall?
Yes - Miami-Dade requires a fence permit for any structure over six feet or any pool enclosure, and Kendall’s zoning has specific setback and visibility requirements; we handle the permit application and survey verification as part of our standard process. Call (786) 321-4970 to schedule your free estimate with permit research included.
How do you prevent fence posts from rotting in Kendall’s wet season?
We set posts in concrete mounded above grade with drainage stone at the base, use pressure-treated or vinyl sleeves for wood applications, and specify aluminum or stainless hardware - the details are written into your scope, not left to crew discretion.
Driveway & Pavers in Kendall
Kendall’s flat, porous Miami oolite limestone base and high seasonal water table make any below-slab work substantially more complex than inland markets, and paver or concrete installations that don’t account for this drainage reality heave, settle, or spall within a few seasons. We see a lot of driveway failures in Kendall that trace to inadequate base preparation or expansion joints placed too far apart for the thermal cycling that South Florida’s sun and afternoon thunderstorms create. Driveway & Pavers requires specific adaptation to this terrain.
Paver Driveways
Signs you need it
Your concrete driveway has significant cracking or heaving, you want a surface that can be repaired in sections rather than replaced entirely, or you’re looking for Belgard or Techo-Bloc patterns that complement Kendall’s Mediterranean-influenced architecture.
What it costs in Kendall
Paver driveway installation in Kendall runs $7,000-$18,000, reflecting proper excavation, geotextile and aggregate base layers, and edge restraint systems that account for the limestone substrate.
How we do it
We excavate to stable subgrade, install and compact a layered aggregate base with geotextile separation, screed bedding sand, lay Belgard or Techo-Bloc pavers in your chosen pattern, cut edges with a wet saw, and sweep polymeric sand into joints before compacting.
Concrete Driveways & Concrete Work
Signs you need it
Your existing driveway has widespread spider cracking, surface spalling from salt or fertilizer exposure, or drainage pooling that indicates slab settlement.
What it costs in Kendall
Concrete driveway installation in Kendall typically costs $4,500-$12,000, with reinforcement and control joint spacing specified for the thermal expansion this climate produces.
How we do it
We form to grade with proper slope for drainage, place and compact a stable sub-base, install steel reinforcement at specified elevations, pour with control joints at 10-foot centers maximum, finish with a broom or exposed aggregate texture, and cure for the full period before vehicle loading.
What Driveway & Pavers Costs in Kendall
| Item | Typical range in Kendall |
|---|---|
| Paver Driveway Installation | $7,000 - $18,000 |
| Concrete Driveway Installation | $4,500 - $12,000 |
| Asphalt Driveway Paving | $3,500 - $9,000 |
Can you fix a sinking driveway without replacing it?
Sometimes - if the subgrade is stable and the sinking is localized, we can lift and re-base the affected section; if the limestone substrate has voided or the drainage pattern is fundamentally wrong, replacement with proper base preparation is the lasting fix. Call (786) 321-4970 for a free evaluation and written price for either approach.
How long before I can drive on a new paver driveway?
We typically restrict vehicle traffic for 72 hours after polymeric sand activation and final compaction; the written scope includes the specific cure timeline for your product and the weather conditions during installation.
Brands We Service in Kendall
We maintain sourcing relationships across fifty-plus vetted brands, including PGT and CGI for impact-rated windows and doors, Belgard and Techo-Bloc for paver systems, and Boral for roofing and siding products with Miami-Dade NOA documentation. Local inventory and our Miami-based coordination office mean most Kendall projects start within standard lead times without waiting for out-of-state freight. See our brands for the full list.
Pricing for Construction in Kendall, FL
| Service | Typical range in Kendall |
|---|---|
| Kitchen Remodel | $14,000 - $45,000 |
| Small Kitchen Remodel | $9,000 - $20,000 |
| Bathroom Remodel | $9,000 - $28,000 |
| Small Bathroom Remodel | $5,000 - $12,000 |
| Roof Replacement | $8,000 - $20,000 |
| Metal Roof Installation | $15,000 - $40,000 |
| Impact Window Installation | $8,000 - $25,000 |
| Window Replacement | $4,500 - $15,000 |
| Vinyl Fence Installation | $3,500 - $9,000 |
| Aluminum Fence Installation | $4,000 - $10,000 |
| Paver Driveway Installation | $7,000 - $18,000 |
| Concrete Driveway Installation | $4,500 - $12,000 |
Prices in Kendall trend toward the higher end of these ranges when post-Andrew structural conditions require deck replacement, header reinforcement, or drainage correction that out-of-market crews don’t anticipate. Under Clause 1 of the Haven Standard, your written price includes every line item we can foresee - no work proceeds on a change until the change order is signed.
Neighborhoods We Serve in Kendall
We work across Kendall’s full residential footprint, from the older CBS subdivisions near Snapper Creek to the post-Andrew rebuild zones closer to Dadeland. Crews dispatch from our Miami coordination office and typically arrive within standard South Florida response times for estimates and scheduled work.
- The Hammocks
- Country Walk
- Three Lakes
- Kendall Lakes
- Dadeland vicinity
Service Area - Cities Near Kendall
Our crews serve the full Miami-Dade construction market from the same Miami-based coordination office that handles Kendall scheduling. We regularly work in Miami, FL, Brownsville, FL, Miami Beach, FL, and Miami Springs, FL, with the same written-price-first process and documented photo record on every visit.
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 Construction in Kendall
Many Kendall subdivisions, particularly in master-planned communities like Country Walk and The Hammocks, require architectural review before exterior work begins; we request your HOA’s design guidelines during the estimate phase and incorporate their material and color requirements into the written scope to avoid mid-project holds.
HVHZ permits require Miami-Dade-specific product approvals and often trigger additional inspection cycles - typically 2-3 inspections for roofing, for example, versus one in non-HVHZ counties; we build these timelines into our project schedules and handle all permit coordination so the homeowner doesn’t manage the Building Department queue.
Have your property survey available, know your HOA’s architectural contact if applicable, and gather any prior permits from the Miami-Dade online portal - especially for post-Andrew work, as these records clarify what structural elements were replaced versus patched, which shapes our scope and pricing accuracy.
Call (786) 321-4970 to schedule your free estimate. We’ll review your project, inspect the conditions that matter, and deliver a flat written price with a written scope before any work starts - that’s Clause 1 of the Haven Standard, and it’s how we’ve kept 4,000-plus projects within a few percent of the agreed number since 2007.
What happens when you call
- 1A real person answersNo phone trees - talk to a local construction pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Kendall Customers Say
"Driveway replaced properly with a base that will actually last. They explained why the cheaper quote was cheaper."
- Reggie O."Good communication throughout. Weekly written update meant I never had to chase them."
- Nadine G."Solid work, decent crew, and the site was left tidy every evening."
- Pearl A.