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 Miami Beach, FL
Roofing in Miami Beach starts around $470 for targeted repairs and runs to $47,200 for full metal systems, with most homeowners calling us after hurricane season reveals salt-spray damage the ocean side of the island accelerates faster than mainland Miami. We’re Rowan Construction Group, and our crews work from the South Beach Art Deco district through North Beach’s MiMo corridors, quoting every job with a flat written price before any work starts. Call (786) 321-4970 to schedule your free estimate.
Why Miami Beach Homes Are Different
Miami Beach sits on a low-lying barrier island where the water table runs 18-24 inches below grade, so any excavation immediately hits groundwater and basements are functionally impossible. The city is actively raising roads 1-2+ feet under its “Miami Beach Rising Above” resilience program, which means new construction and substantial renovations must reconcile against shifting base flood elevations and updated finished-floor requirements that mainland contractors never encounter.
The housing stock compounds the complexity. South Beach’s 1930s-40s Art Deco and Mediterranean Revival buildings were built on dredged fill with shallow spread footings, never engineered for current flood elevation or wind-load standards. A kitchen gut-and-remodel can cross the 50% “substantial improvement” threshold and force full current-code compliance, including raising the structure to new base flood elevation. That same project may also need Historic Preservation Board design review for any exterior alteration. Mid-island and north end properties shift to 1950s-60s Miami Modern (MiMo) and post-2000 high-rises, all requiring Miami-Dade Notice of Acceptance (NOA)-approved components rated for extreme wind uplift. The salt-spray environment accelerates chloride-induced corrosion of embedded rebar, requiring epoxy-coated or stainless steel reinforcement per Miami-Dade code on coastal projects.
Our Main Miami Beach Services
Most Miami Beach homeowners who call us start with interior renovations, where the “substantial improvement” trap and historic review requirements make early planning essential.
Kitchen Remodeling in Miami Beach
A kitchen remodel in Miami Beach ranges from $10,620 for a small space to $53,100 for a full gut renovation, but the real work starts with determining whether your project triggers the 50% substantial improvement rule. We assess your building’s assessed value against the scope, check Historic Preservation Board requirements for any exterior window or door changes, and quote a flat price with a written scope before demolition begins. Kitchen Remodeling in Miami Beach covers the full process from permitting through final inspection.
Bathroom Remodeling in Miami Beach
Bathroom renovations in Miami Beach run $5,900 to $33,040 depending on footprint and fixture selection, with walk-in shower conversions and tub-to-shower updates among the most common requests in older Art Deco units where original layouts waste space. We specify Schluter waterproofing membranes and Toto fixtures in our written quotes, and we flag early whether your building’s plumbing chase configuration allows the layout you’re considering. Bathroom Remodeling in Miami Beach details our process.
Home Additions & ADU in Miami Beach
Home additions in Miami Beach start at $53,100 and ADU construction ranges from $106,200 to $259,600, but the island’s shallow water table and flood elevation requirements make foundation work more complex than mainland projects. We evaluate whether pilings are required, coordinate with the city on base flood elevation compliance, and document every step with our standard photo record. Home Additions & ADU in Miami Beach explains how we navigate the layered permitting.
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 Miami Beach
Roofing in Miami Beach demands components rated for wind uplift that salt air degrades faster than almost any mainland market, and the 1930s-40s low-rise stock in South Beach often carries multiple shingle layers over original wood decking that was never designed for current loads. We specify Miami-Dade NOA-approved systems exclusively, and our Roofing hub details the full material range. Most calls come after October, when homeowners discover the previous season’s micro-damage has progressed to leaks.
Roof Repair
Signs you need it
Water stains on ceiling drywall, granules collecting in gutters, or lifted shingles along the ocean-facing eaves after a named storm.
What it costs in Miami Beach
Roof repair typically runs $470-$2,125 depending on whether we’re replacing a few wind-damaged shingles or addressing corroded flashing at a chimney penetration.
How we do it
We photograph the full roof surface, mark each repair point on a diagram, remove damaged material to inspect the decking beneath, install matching NOA-approved shingles with stainless fasteners in salt-spray zones, and deliver the photo record with the invoice.
Roof Replacement & Installation
Signs you need it
Multiple leak points, shingles past their rated lifespan with brittle edges, or an insurance adjuster’s report citing functional obsolescence after a storm.
What it costs in Miami Beach
Roof replacement ranges from $9,440 to $23,600 for standard asphalt architectural shingles, with metal roof installation running $17,700-$47,200 where the homeowner wants 40+ year service life against salt corrosion.
How we do it
We strip to decking, replace deteriorated plywood, install synthetic underlayment and NOA-approved shingles with six-nail high-wind patterns, replace all flashing with stainless or coated aluminum, and pass municipal inspection before final payment.
What Roofing Costs in Miami Beach
| Item | Typical range in Miami Beach |
|---|---|
| Roof Repair | $470 - $2,125 |
| Roof Replacement | $9,440 - $23,600 |
| Metal Roof Installation | $17,700 - $47,200 |
| Tile Roof Repair | $710 - $2,950 |
How long does a roof replacement take in Miami Beach?
Most residential roof replacements in Miami Beach take 3-5 working days, but Historic Preservation Board review for visible profiles in the Art Deco district can add 2-4 weeks to the start date. We coordinate that timeline in our written schedule and quote. Call (786) 321-4970 for a free estimate with a firm start window.
Will my insurance cover roof replacement in Miami Beach?
Insurance typically covers sudden damage from named storms with documented pre-storm condition, but denies claims for gradual wear or expired shingle life; we provide the photo record and line-item scope that adjusters need to process coverage. Call (786) 321-4970 and we’ll review your policy language with your estimate.
Windows & Doors in Miami Beach
Windows and doors in Miami Beach must satisfy two codes that rarely overlap elsewhere: Miami-Dade’s HVHZ (High Velocity Hurricane Zone) impact requirements for wind-borne debris, and the Historic Preservation Board’s design guidelines for visible fenestration in the Art Deco district. We specify Windows & Doors from manufacturers with both NOA approval and historically compatible profiles, because a modern impact window that fails design review is a $30,000 mistake.
Impact Windows & Doors
Signs you need it
Current windows lack the Miami-Dade HVHZ approval sticker, or you’re still installing plywood shutters before every storm watch.
What it costs in Miami Beach
Impact window installation runs $9,440-$29,500 for a typical Miami Beach home, with per-opening costs scaling with custom sizing for non-standard Art Deco openings.
How we do it
We measure each rough opening to 1/8 inch, specify laminated glass with reinforced frames rated for the pressure zone, coordinate Historic Preservation Board approval where the street facade is visible, and install with proper shimming and sealant to prevent water intrusion at the sill.
Window Replacement
Signs you need it
Single-pane original windows with deteriorated glazing putty, operational sashes that no longer seal, or frames with visible corrosion from salt air.
What it costs in Miami Beach
Window replacement ranges from $5,310 to $17,700 depending on whether we’re matching existing sightlines in a historic property or upgrading to full impact-rated systems.
How we do it
We remove the sash and frame to inspect the rough opening for water damage, install new construction with integrated flashing, apply low-expansion foam for thermal and air sealing, and finish with interior trim that matches the original profile where required.
What Windows & Doors Costs in Miami Beach
| Item | Typical range in Miami Beach |
|---|---|
| Impact Window Installation | $9,440 - $29,500 |
| Window Replacement | $5,310 - $17,700 |
Do I need Historic Preservation Board approval for windows in Miami Beach?
Any visible window replacement in the South Beach Art Deco Historic District requires Board approval for the design, material, and profile; we submit the manufacturer’s drawings and NOA documentation as part of our permit package. Call (786) 321-4970 and we’ll confirm whether your property falls within the district boundaries.
What’s the difference between impact windows and shutters?
Impact windows are permanently installed laminated glass systems that eliminate shutter installation and meet HVHZ code; shutters are removable protection that must be deployed before a storm and do not qualify for insurance discounts that impact-rated systems often trigger. Call (786) 321-4970 for a written comparison quote.
Fence Installation in Miami Beach
Fence installation in Miami Beach navigates a code environment where front yard fences are generally prohibited, side and rear fences face height restrictions that vary by zoning district, and any fence visible from a historic corridor may require Preservation Board review. We specify Fence Installation materials rated for salt-spray exposure because standard galvanized components corrode within 3-5 years on this island.
Aluminum Fence
Signs you need it
You need a pool barrier that meets Florida’s residential swimming pool safety act, or a decorative perimeter fence that won’t rot in humid, salty air.
What it costs in Miami Beach
Aluminum fence installation runs $4,720-$11,800 depending on height, picket style, and whether we’re mounting to a concrete curb or core-drilling into a paver deck.
How we do it
We verify property lines and setback requirements with the city’s zoning map, specify powder-coated aluminum with stainless fasteners, set posts in concrete footings above the water table, and provide the photo record of post depth and rail attachment for your permit closeout.
Vinyl Fence
Signs you need it
You want a privacy screen for a rear yard pool area or patio with zero maintenance and no corrosion risk from salt air.
What it costs in Miami Beach
Vinyl fence installation ranges from $4,130 to $10,620 depending on height, panel style, and whether we’re stepping the grade along Miami Beach’s subtle but persistent elevation changes.
How we do it
We layout the run with string lines accounting for drainage swales, install vinyl posts in concrete with internal aluminum stiffeners for wind load, hang panels with expansion gaps for thermal movement, and cap all posts to prevent water intrusion at the salt line.
What Fence Installation Costs in Miami Beach
| Item | Typical range in Miami Beach |
|---|---|
| Vinyl Fence Installation | $4,130 - $10,620 |
| Aluminum Fence Installation | $4,720 - $11,800 |
Can I put a fence in my front yard in Miami Beach?
Front yard fences are prohibited in most Miami Beach zoning districts; side and rear fences are permitted with height limits that vary by district, and any fence visible from a historic corridor may require additional review. Call (786) 321-4970 and we’ll verify your property’s zoning before quoting.
How long does a vinyl fence last in Miami Beach’s salt air?
Quality vinyl with UV inhibitors and proper installation typically lasts 20-30 years in Miami Beach’s climate, outperforming wood by decades and requiring no painting or sealing against salt corrosion. Call (786) 321-4970 for material specifications in your written quote.
Driveway & Pavers in Miami Beach
Driveway and paver work in Miami Beach must account for a water table that prevents deep excavation, a city actively raising street grades that can leave existing driveways below the new curb line, and flood elevation requirements that affect any new impervious surface. We specify Driveway & Pavers systems with permeable options where the city encourages stormwater infiltration, and we never quote until we’ve verified the relationship between your finished floor and the street grade.
Paver Driveways
Signs you need it
Your existing driveway is cracked concrete below the new curb line after street raising, or you want a surface that can be lifted and regraded if flood elevation requirements change again.
What it costs in Miami Beach
Paver driveway installation runs $8,260-$21,240 depending on base preparation needs, paver selection from Belgard or Techo-Bloc lines, and whether we’re integrating permeable joints for stormwater management.
How we do it
We verify the finished floor elevation against current base flood requirements, excavate to stable subgrade above the water table, install geotextile and compacted aggregate base, set pavers in patterns that accommodate thermal expansion, and sweep polymeric sand into joints for lockup.
Driveway Repair & Replacement
Signs you need it
Alligator cracking, settlement at the garage threshold, or standing water that no longer drains to the street after municipal grade changes.
What it costs in Miami Beach
Driveway replacement ranges from $5,900 to $16,520 depending on square footage and whether we’re matching a raised curb with a new apron, or transitioning to pavers for future adjustability.
How we do it
We saw-cut the perimeter, remove failed material to stable subgrade, address any under-slab plumbing or drainage, pour new concrete with control joints aligned to the existing pattern, or transition to a paver system if future grade changes are anticipated.
What Driveway & Pavers Costs in Miami Beach
| Item | Typical range in Miami Beach |
|---|---|
| Paver Driveway Installation | $8,260 - $21,240 |
| Concrete Driveway Installation | $5,310 - $14,160 |
| Driveway Replacement | $5,900 - $16,520 |
| Driveway Sealing | $295 - $825 |
Do I need a permit to replace my driveway in Miami Beach?
Yes, driveway replacement requires a building permit in Miami Beach, and if the work affects more than 50% of the property’s impervious surface or changes drainage patterns, stormwater management review may be triggered; we pull all permits as standard practice. Call (786) 321-4970 and we’ll verify your project’s permit path before quoting.
Can pavers be adjusted if the city raises my street again?
Pavers can be lifted, regraded, and reinstalled to match a new curb height without full replacement, which is why we often recommend them over monolithic concrete in flood-elevation transition zones. Call (786) 321-4970 for a written comparison of paver versus concrete lifecycle costs.
Brands We Service in Miami Beach
We quote from fifty-plus vetted brands including Delta and American Standard fixtures, Schluter waterproofing systems, and Toto toilets, with local supply relationships that keep lead times predictable on Miami Beach projects where Historic Preservation Board schedules don’t permit delays. See our brands for the full list and specifications.
Pricing for Construction in Miami Beach, FL
| Service | Typical range in Miami Beach |
|---|---|
| Roof Repair | $470 - $2,125 |
| Roof Replacement | $9,440 - $23,600 |
| Metal Roof Installation | $17,700 - $47,200 |
| Impact Window Installation | $9,440 - $29,500 |
| Window Replacement | $5,310 - $17,700 |
| Vinyl Fence Installation | $4,130 - $10,620 |
| Aluminum Fence Installation | $4,720 - $11,800 |
| Paver Driveway Installation | $8,260 - $21,240 |
| Concrete Driveway Installation | $5,310 - $14,160 |
| Driveway Replacement | $5,900 - $16,520 |
| Kitchen Remodel | $16,520 - $53,100 |
| Bathroom Remodel | $10,620 - $33,040 |
Prices in Miami Beach run higher than mainland Miami for foundation and elevation-related work due to the water table, pilings, and flood compliance layers, but our written quote locks the number under Clause 1 of the Haven Standard; no work proceeds on a change until the change order is signed, which has kept our projects within a few percent of the agreed price across 4,000-plus jobs since 2007.
Neighborhoods We Serve in Miami Beach
Our crews work across the full island, from the historic core through the mid-beach condo corridors to the north end’s single-family pockets. Scheduling and dispatch are coordinated from our Miami (South FL) office, with typical response for estimates within 48 hours.
- South Beach (Art Deco Historic District)
- Mid-Beach / Collins Avenue corridor
- North Beach
- Surfside adjacent zones
- Biscayne Point
Service Area - Cities Near Miami Beach
We serve homeowners throughout the Miami metro, with regular projects in Miami, FL proper, Key Biscayne, FL for similar coastal foundation challenges, Coral Gables, FL for historic preservation work, and Hialeah, FL for wind-load and flood-elevation compliance on the mainland.
Serving Miami Beach, FL - Our Local Coverage Area
We’re based in the Miami Beach 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 Miami Beach
Most estimates are scheduled within 48 hours of your call, but permit timelines vary: standard building permits take 2-4 weeks, while Historic Preservation Board review in the Art Deco district adds 2-4 weeks more; we build these timelines into our written schedule so you know the real start date before signing.
Yes, we pull all required permits as standard practice, including building, plumbing, electrical, and Historic Preservation Board approvals where applicable; the permit costs are itemized in your written quote, not added later, and we coordinate all inspections through final approval.
If your renovation crosses the 50% threshold, we immediately flag the requirement to bring the entire structure to current base flood elevation and wind-load standards, revise the scope and pricing with a signed change order before any additional work proceeds, and coordinate with the city on the compliance path; this is why we assess assessed value against scope in our first site visit.
Ready to price your project? Call (786) 321-4970 to schedule your free estimate. We’ll deliver a written price with a written scope before any work starts, and every visit includes a documented photo record as standard.
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 Miami Beach Customers Say
"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."Fence and retaining wall along a sloped boundary. They photographed the footing depth at each post, which mattered when the county inspector came."
- Iona F.