Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable Kitchen Remodeling Across Three Lakes
Kitchen remodeling in Three Lakes runs $14,000 – $45,000 for a full remodel, with most homeowners between SW 112th Avenue and the lakefront spending $22,000 – $31,000 on a mid-size kitchen. We’re Bradford Remodeling, and we’ve been running disciplined remodels in this unincorporated pocket of Miami-Dade long enough to know that the estimate you sign is only as good as the scope behind it. Call (903) 568-7222 and you’ll get a live person, a straight number, and a written price before any demolition starts.
Three Lakes is unincorporated Miami-Dade, which means your kitchen remodel permit goes through Miami-Dade County’s Regulatory and Economic Resources (RER) Building Department, not a municipal office. That single fact changes how the job gets scoped, priced, and calendared, and we’ve built our process around it.
Why Bradford Remodeling Is Three Lakes’s Preferred Kitchen Remodeling Company
Three Lakes homeowners tend to ask the same three questions before they sign: what’s the real cost, who’s walking through my door, and what happens if the work doesn’t hold up. We answer all three in writing. Every project gets a fixed written price before tools come out. Every technician is background-checked and uniformed, with an identity confirmed before they arrive. And every completed kitchen carries the 365-Day Done Right Promise: if anything fails inside the first year, we come back and correct it at no charge.
The Garrison Standard is the framework behind that promise. Bradford Remodeling is part of the Garrison Partners family, established in 2004, and every location is independently owned and operated but held to the same operating code. For a Three Lakes homeowner, that means the written price, the background-checked crew, and the live-answer phone line aren’t local add-ons. They’re table stakes set at the brand level before the first site visit happens. Curtis Lane owns and runs this operation, and he answers to the same standard on every job.
We dispatch and schedule from our Miami (South FL) office, and our crews serve Three Lakes locally. You won’t get a call center. You’ll get a coordinator who knows the permit flow for unincorporated Miami-Dade and a crew that has worked kitchens off Three Lakes Drive, around the lake loops, and up toward the Tamiami Trail corridor.
Styles & brands we work with
Kitchen Design in Three Lakes
Kitchen Design in Three Lakes starts with the floor plan you actually have, not the one in a catalog. Most of the original homes here were built between the late 1960s and early 1980s. They run on ranch layouts with a structural wall between the kitchen and family room, and the cabinet footprint was sized for a family that cooked differently than people do now. A good design decision today has to account for that wall, the electrical panel’s remaining capacity, and where the county will let you move plumbing before you spend a dollar on cabinets.
Design work runs inside the overall remodel price. You don’t pay a separate design fee when Bradford handles the full job. You get a measured drawing, a cabinet and fixture schedule, and a line-item scope tied to the written price.
Layout and Structural Review
We start every Three Lakes design by checking what’s load-bearing. If the wall between your kitchen and family room is structural, removing it means an engineered header and a county review. That’s a $4,000 – $9,000 line item depending on span, not a surprise we discover mid-demo. We flag it in the design phase and price it in writing.
Finishes and Material Selection
We spec from a documented roster: KraftMaid and Wellborn cabinetry, Cambria and Silestone surfaces, Kohler and Moen fixtures. No mystery brands, no “contractor grade” euphemism. You’ll know the exact cabinet line, door style, and countertop material with the manufacturer’s spec sheet attached before you commit. A mid-range Three Lakes kitchen with KraftMaid uppers and Silestone counters typically lands between $22,000 and $31,000 including labor.
Kitchen Renovation in Three Lakes
Kitchen Renovation in Three Lakes is where the hidden conditions show up, and that’s where the written scope earns its keep. The original cabinets in most of these homes hide aluminum wiring, no grounding, undersized drain lines, and subfloors that never met modern deflection standards. We price those as allowances or, better, we inspect before we quote and put the real number in the written price from day one. A small kitchen renovation here runs $9,000 – $20,000. A full renovation runs $14,000 – $45,000.
We recently remodeled a waterfront kitchen off Three Lakes Drive. The mid-1970s ½-inch copper drain lines handled the new sink fine, but the original subfloor needed an extra layer of plywood before the cabinet installation could start. We replaced the original cabinets with KraftMaid uppers, ran a dedicated 20-amp line for a Kohler induction range during the rough-in phase, and set new Silestone counters over the existing tile floor. The final inspection sign-off passed without a callback, and we closed the punch list in a single afternoon.
Permit and Inspection Sequence
The county’s process has a rhythm: scope, permit application, demo, rough-in inspection, electrical inspection, final. Skipping a step stalls the whole calendar. We run the permit package through Miami-Dade RER from our end, and we don’t start demo until the permit is in hand. The inspection sequence is built into our schedule, not bolted on at the end.
What Gets Replaced, What Gets Saved
We’ll tell you straight if your existing tile floor can stay under new cabinets or if the subfloor needs plywood before installation. We’ll also tell you if your panel has capacity for a new induction range or if you need a subpanel. Saving what’s sound is how we keep a Three Lakes remodel inside the $14,000 – $45,000 range without cutting corners.
Trusted Brands We Service in Three Lakes
We install and service a documented set of name-brand materials for Three Lakes customers: KraftMaid and Wellborn cabinetry, Cambria and Silestone countertops, Kohler and Moen fixtures, and James Hardie exterior products where a kitchen addition touches the outside wall. We don’t stock generic alternatives. Every brand carries its own manufacturer warranty on top of Bradford’s 365-Day Done Right Promise, so the spec you approve is traceable to a real product with real documentation. Homeowners who prefer Abodu, Cover, Dvele, or Mighty Buildings for modular or panelized components can discuss those with Curtis Lane during scoping, but most Three Lakes kitchens run on the traditional remodel path with our core brand set.
See the difference
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After
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AfterCommon Kitchen Remodeling Problems We See in Three Lakes Homes
- Aluminum wiring behind original cabinets. Most homes built here before the mid-1970s used aluminum branch circuits, and connecting modern fixtures to aluminum without proper remediation is a fire hazard. We inspect the panel and the kitchen circuits before quoting so the remediation cost is in the written price, not a change order.
- Undersized drain lines under the sink. Original 1½-inch drains work for the old sink. Put in a deep-bowl Kohler farmhouse sink and a garbage disposal, and you may need to upsize to 2-inch. That’s an $800 – $1,500 line item if it’s caught early, more if it’s discovered after demo.
- Subfloor deflection under the tile. The original plywood in many Three Lakes kitchens is ⅝-inch with 24-inch joist spacing. New large-format tile and heavy stone counters want a stiffer floor. Adding a layer of plywood runs $1,200 – $2,800 depending on square footage, and we’ll tell you in the design phase whether yours needs it.
- Load-bearing walls where the open concept should go. That wall between the kitchen and family room is structural in most of these ranches. Removing it properly with an engineered beam runs $4,000 – $9,000. Guessing and cutting it yourself creates a county violation and a structural risk. This is not a DIY wall.
Pricing for Kitchen Remodeling in Three Lakes, FL
Here’s what we quote in Three Lakes today:
| Scope | Typical Range |
|---|---|
| Full Kitchen Remodel | $14,000 – $45,000 |
| Small Kitchen Remodel | $9,000 – $20,000 |
| Cabinet Installation | $4,000 – $13,000 |
| Countertop Installation | $2,000 – $6,500 |
| Backsplash Installation | $800 – $2,500 |
| Kitchen Island Installation | $3,000 – $10,000 |
What moves your number inside that range: square footage, cabinet line and quantity, countertop material, whether you’re moving plumbing or electrical, whether the wall comes out, and the condition of the subfloor and drains. We inspect before we quote whenever possible so your written price reflects your actual house, not a hypothetical one. Estimates are free. Call (903) 568-7222 and Curtis will get you on the schedule.
We Also Serve Cities Near Three Lakes
Our crews handle kitchen work across the south Miami-Dade corridor. If you’re in Miami, Hialeah, Miami Gardens, or Homestead, the same written-price process applies. Read more about our Kitchen Remodeling services, or see what we do specifically in Three Lakes and the surrounding neighborhoods.
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.
FAQs About Kitchen Remodeling in Three Lakes
Yes, if you’re doing more than cosmetic work like painting or replacing cabinet hardware. Moving plumbing, altering electrical, removing a wall, or changing the cabinet footprint requires a permit through Miami-Dade County’s Regulatory and Economic Resources (RER) Building Department because Three Lakes is unincorporated. We pull the permit, schedule the inspections, and stand behind the sign-off. Call (903) 568-7222 if you want help determining whether your scope needs one.
A standard mid-size remodel runs 6 – 10 weeks typical. Permit review at Miami-Dade RER adds 2 – 3 weeks up front, demolition and rough-in take another 2 – 3 weeks, and cabinet, counter, and finish work takes 2 – 4 weeks depending on material lead times. Custom cabinets from KraftMaid or Wellborn can push the calendar 2 weeks longer. We put the calendar in writing with the price.
Structural wall removal, electrical panel upgrades, drain line upsizing, subfloor reinforcement, and moving plumbing lines are the main drivers. Any of those can add $1,200 – $9,000 depending on the specific condition. We inspect before quoting so those items are in the written price, not sprung on you after demo. Call (903) 568-7222 for an exact quote on your house.
We handle both. Full kitchen remodels are our core work, including design, permits, demo, rough-in, cabinets, counters, backsplash, flooring, and finish. But we also take cabinet-only and countertop-only jobs in the $4,000 – $13,000 and $2,000 – $6,500 ranges respectively. Same written-price process, same 365-Day Done Right Promise.
The written scope of work, the fixed price, the permit and inspection responsibility, the brand and model of every major material, the payment schedule tied to milestones, the start and completion dates, and the written 365-Day Done Right Promise in plain language. Every Bradford Remodeling contract contains all of those. If a contractor won’t put it in writing, that’s your answer.
Call (903) 568-7222 to schedule a free kitchen remodeling estimate in Three Lakes. Curtis Lane will walk the space, check what’s load-bearing, and give you a written price before any work starts.
Written by Curtis Lane, Owner at Bradford Remodeling, serving Three Lakes under The Garrison Standard.
