How Much Does Full Kitchen Remodeling Cost in Three Lakes, FL?
Full kitchen remodeling in Three Lakes typically runs $14,000-$45,000 depending on whether we’re refreshing finishes inside existing walls or reconfiguring the footprint entirely. Most projects we handle in the 33186 area take 6-10 weeks from permit approval to final inspection, with HVHZ-compliant material lead times adding 2-4 weeks upfront. Call (844) 665-0162 and we’ll walk your space, talk through what’s possible, and deliver a written estimate with line-item pricing.
Our Process for Full Kitchen Remodeling in Three Lakes
We’ve learned that homeowners sleep better when they know exactly what’s happening while their kitchen is torn apart. Here’s how we sequence a full remodel in Three Lakes, with the decisions you’ll need to make at each stage.
Stage 1: Site measure and scope lock (Week 1)
We visit your home, photograph every angle, and verify what’s behind the drywall with selective exploratory cuts if needed. In Three Lakes, this step includes checking whether your existing windows and exterior doors will trigger HVHZ compliance requirements once we open walls. You’ll decide: keep the current layout or move plumbing, gas, and electrical? That single choice is the biggest cost driver we’ll discuss. We produce dimensioned drawings and a fixed-price proposal before any permit application.
Stage 2: Permit and material procurement (Weeks 2-5)
We submit to Miami-Dade building department with NOA numbers for every window, door, or roofing component affected by the remodel. This is where out-of-county contractors often stumble - we keep a running database of HVHZ-approved products so we don’t specify something that’ll sit in backorder limbo. You’ll finalize cabinet style and finish, countertop material, appliance specs, and flooring selection during this window. We order long-lead items (cabinets typically 4-6 weeks; custom or semi-custom from KraftMaid or Wellborn can stretch to 8) before demolition starts.
Stage 3: Demolition and rough-in (Weeks 6-8)
Everything comes out: cabinets, countertops, flooring, drywall back to studs if we’re reconfiguring. Our crew handles disconnects for gas, electrical, and plumbing; we don’t subcontract this to separate trades you have to coordinate. If we’re moving walls or expanding into an adjacent space, structural headers and HVHZ-compliant connections go in now. You’ll do a walkthrough with our project lead to confirm rough plumbing and electrical locations before we close walls.
Stage 4: Finish installation (Weeks 9-12)
Cabinets install first, then countertops template and fabricate (1-2 week turnaround for Cambria, Silestone, or Caesarstone; natural stone can vary). Backsplash, flooring, and trim follow. Appliance hookups, final electrical, and plumbing fixtures happen in sequence so nothing gets damaged by later trades. We run our own punch list before you ever see the space unfinished.
Stage 5: Inspection and closeout (Week 13, if needed)
Miami-Dade requires rough and final inspections for electrical, plumbing, and structural changes. We schedule these; you don’t call the county. Once the certificate of completion posts, we do a final walkthrough, demonstrate appliance and fixture operation, and address any remaining items. Our average full kitchen remodeling project in Three Lakes clears inspection in one pass because we build to the inspector’s standard from the first board.
The Material Choices You’ll Face During Full Kitchen Remodeling
Every decision has a trade-off. We don’t push one tier; we explain what each costs and who it suits.
- Stock vs. semi-custom vs. custom cabinetry: Stock cabinets (KraftMaid’s standard lines) run $4,000-$7,000 for a typical Three Lakes kitchen and deliver in 2-4 weeks. Semi-custom adds modification flexibility and premium finishes, pushing toward $9,000-$13,000. Full custom is rarely necessary unless you’re matching historic millwork or building a show kitchen.
- Engineered quartz vs. granite vs. solid surface: Cambria, Silestone, and Caesarstone resist staining and don’t need sealing - ideal for busy households. Granite offers uniqueness per slab but requires annual maintenance. Solid surface (Corian-type) is repairable but softer; we recommend it for integrated sink applications, not heavy-prep kitchens.
- Impact-rated windows and exterior doors: Required if your kitchen has any wall opening to the outside. Andersen, Pella, and CGI all carry HVHZ-approved lines. The upcharge over standard products is 30-50%, but there’s no legal alternative in Three Lakes, and skipping compliance stops your permit cold.
- Tile vs. luxury vinyl plank flooring: Porcelain tile handles water and lasts decades but feels hard underfoot and raises your floor height (critical if you’re matching adjacent rooms). LVP installs faster, costs less, and mimics wood convincingly, though it won’t outlive tile in a flood-prone slab home.
- Standard vs. deep vs. drawer-base cabinet configurations: Deep drawers near ranges store pots efficiently; standard base cabinets with doors cost less but waste corner space. We map this to how you actually cook, not a showroom display.
What Full Kitchen Remodeling Costs in Three Lakes, FL
| Project Component | Typical Range |
|---|---|
| Full kitchen remodeling (total project) | $14,000-$45,000 |
| Cabinet installation | $4,000-$13,000 |
| Countertop installation | $2,000-$6,500 |
| Backsplash installation | $800-$2,500 |
| Kitchen island installation | $3,000-$10,000 |
Five factors determine where you land in that total range. First, kitchen size: a galley kitchen in a 1970s Three Lakes townhome runs toward the lower end; a sprawling open-concept space in a 1990s single-family near the lakes pushes higher. Second, layout changes: moving a gas line, sink drain, or load-bearing wall adds structural and permit complexity. Third, material grade: entry-level quartz and stock cabinets versus Caesarstone and semi-custom wood. Fourth, HVAC and electrical service upgrades: older 33186 homes often need panel work to handle modern appliance loads. Fifth, exterior door or window replacements triggered by the remodel - HVHZ-rated products carry premium pricing you can’t avoid.
Our written estimates include demolition, disposal, all materials, labor, permits, and inspections. What typically sits outside: appliance purchases (you buy direct or through our dealer for warranty continuity), temporary kitchen setup, and any repair to unrelated systems we discover behind walls (we photograph and discuss before proceeding).
What Three Lakes Homes Specifically Add to This Job
Three Lakes sits in Miami-Dade’s High-Velocity Hurricane Zone, the strictest building code jurisdiction in the country - a direct legacy of Hurricane Andrew’s 1992 devastation just miles south. Every permitted full kitchen remodeling project here must comply with HVHZ-specific standards for impact-rated products and structural connections that aren’t required across the county line in Broward. That means if your renovation touches any exterior wall, window, or door, we specify products with active Miami-Dade Notice of Acceptance numbers and document them on the permit submittal. Out-of-county crews routinely underestimate this step; we’ve seen projects stall for weeks while someone scrambles to swap non-compliant specifications.
The housing stock here - CBS construction from the 1970s through 1990s, built as Kendall’s grid pushed west - predates the post-Andrew code overhaul. When we open walls in these homes, we often find roof-to-wall connections that don’t meet current standards. If your full kitchen remodeling includes any structural modification, inspectors may require upgrading those connections before they’ll sign off. The flat Miami limestone terrain and high water table mean slab work stays straightforward, but any below-grade extension (rare in kitchens, though we’ve done walk-out basement conversions nearby) demands careful dewatering.
Homeowners in the lake-adjacent sections of Three Lakes should also verify HOA architectural review requirements before finalizing exterior-facing changes. Some associations require submission of material samples and color boards that add 2-3 weeks to pre-construction. We build this into our timeline so it doesn’t surprise you.
For homeowners considering a broader renovation scope, full kitchen remodeling in Three Lakes often pairs naturally with Full Bathroom Remodeling in Three Lakes or Walk-In Showers & Shower Remodeling in Three Lakes to consolidate permitting and minimize disruption. If you’re exploring how a kitchen project fits into a whole-home plan, our Kitchen Remodeling in Three Lakes page covers the full vertical, and our Kitchen Remodeling service hub details how our crew approaches every phase. We serve Three Lakes from our Fort Lauderdale base, with regular project sites throughout the 33186 corridor and nearby communities like The Crossings, Country Walk, The Hammocks, and Kendale Lakes.
Serving Three Lakes, FL - Our Local Coverage Area
We’re based in the Three Lakes area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
Frequently Asked - Full Kitchen Remodeling in Three Lakes
Most projects run 6-10 weeks of construction after permit approval, with 2-4 additional weeks for HVHZ material procurement and permit review. Call (844) 665-0162 and we’ll estimate your specific timeline based on scope and product selections.
Yes - Miami-Dade requires permits for any electrical, plumbing, or structural work, which full kitchen remodeling always involves. We handle application, NOA documentation, and inspections; you don’t interact with the county directly.
Absolutely, and it saves significant cost and time. Keeping the existing “wet wall” location (sink, dishwasher, gas range) in place typically drops the project toward the $14,000-$22,000 range versus $30,000+ for reconfiguration.
We warranty our installation workmanship; manufacturer warranties cover cabinets, countertops, and appliances directly. Specific terms vary by product tier - we’ll document every warranty in your project binder before work begins.
Only if we replace or modify exterior windows or doors as part of the project. If your kitchen has no exterior walls, HVHZ product specifications don’t apply. We identify this during site measure so you’re not surprised by compliance costs.
Ready to Start Your Full Kitchen Remodeling Project?
Call (844) 665-0162 to schedule a free on-site estimate in Three Lakes. Raymond Estevez or a senior project lead will walk your kitchen, discuss what’s possible within your layout and budget, and deliver a written proposal with line-item pricing and realistic timelines. No deposit required to get started - just a clear plan for your space.
Written by Raymond Estevez, Owner at Groundwork Construction Co., serving Three Lakes and South Florida homeowners since our founding.