Who issues remodeling permits in Kendall?

Most of Kendall is unincorporated, so permits go through Miami-Dade County. Addresses inside Pinecrest, Palmetto Bay or Cutler Bay use those cities’ building departments. We confirm which applies to your home.

Can you remove the wall between my kitchen and family room?

Often, but first we check whether the wall is load-bearing and what plumbing, wiring or ducts run through it. A load-bearing wall needs an engineered beam and a permit, which we coordinate.

Is it worth replacing an old tub with a walk-in shower?

For many owners, yes, especially if there is another tub in the house. A walk-in shower is easier to get into and to clean, and the remodel is a good moment to add a better exhaust fan.

Bathroom & Kitchen Remodeling in Kendall, FL

Miami Bath Kitchen & Tile remodels bathrooms and kitchens and installs tile in Kendall. Much of Kendall is unincorporated Miami-Dade, with single-family homes from the 1960s to the 1980s and condos along the main corridors, and we plan for Miami-Dade County permits and the quirks of homes that age.

Remodeling in Kendall

Kendall covers a large area of southwest Miami-Dade, and most of it is unincorporated. Its neighborhoods filled in mainly from the 1960s through the 1980s, so a typical Kendall house is a ranch-style concrete block home with two or three bathrooms that have never been fully redone, and a closed-in kitchen that owners want to open up.

Permits through the county. In unincorporated Kendall, permits and inspections go through Miami-Dade County rather than a city. Some nearby areas are their own municipalities, such as Pinecrest, Palmetto Bay and Cutler Bay, with their own building departments. We confirm which office covers your address before we plan the schedule.

Opening up kitchens. Removing or widening the wall between the kitchen and family room is a common request. Before we promise anything, we check whether the wall is load-bearing and what runs through it, because that decides whether the change needs engineering, a beam and a permit. Then we plan the kitchen remodel around the new layout.

Bathrooms from the 70s and 80s. Expect tubs with original tile, low ceilings over the shower, small exhaust fans and vanities that are too low by today's standards. A tub-to-shower conversion or a full bathroom remodel usually includes better ventilation, which matters in Miami's humidity.

Condos and townhomes. Along Kendall Drive and other main roads there are many condo and townhome communities. Those projects start with the association's approval, insurance certificate and work-hour rules, which we handle for you.

Flooring through the house. Many Kendall owners replace old carpet and small tile with large-format porcelain or luxury vinyl plank. We level the slab first so the new flooring stays flat.