Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Three Lakes
If you’re planning a kitchen remodel, bathroom upgrade, or room addition in Three Lakes, you need a general contractor who understands how construction actually works in this community. The permit path here runs through Miami-Dade County, not a local city hall, and that changes everything about scheduling inspections and staying on budget. Bradford Remodeling handles scopes of work, allowances, and inspections the way they should be handled: in writing, before the first tool comes out. Call (903) 568-7222 for a free estimate and a straight answer about your project.
Why Bradford Remodeling Is Three Lakes’s Preferred General Contractor Company
We’ve built our reputation in Three Lakes on discipline, plain and simple. Homeowners in this area deal with the same frustrations: contractors who quote low, no-show, reprice at the door, or stall because they pulled the wrong permit. Our General Contractor team runs every job against The Garrison Standard, which means a written price before any work starts and no numbers that move once we’ve agreed. Local customers know exactly who is walking through their door: background-checked, uniformed technicians with identity and conduct standards set at the Garrison Partners level.
Curtis Lane leads the Bradford Remodeling crew with one instruction to every field worker and project manager: write everything down. That’s not a slogan. It’s a scope of work with line-item allowances, a draw schedule tied to inspection milestones, and a signed 365-Day Done Right Promise in your hand at close. Every completed project in Three Lakes carries a full-year written guarantee. If the work fails inside that window, we come back and correct it at no charge. No arguing, no re-quoting.
A live person answers our phone 24 hours a day, seven days a week. Not a voicemail, not a callback queue. When a Three Lakes homeowner calls at 7 p.m. to ask whether a kitchen wall is load-bearing, a real person picks up and gives a straight answer. That’s the difference between a contractor who wants a deposit and a contractor who wants to do the job right.
Styles & brands we work with
Licensed General Contractor in Three Lakes
A Licensed General Contractor in Three Lakes manages the full scope of a residential project: structural assessment, permit submission through Miami-Dade County, subcontractor scheduling, material procurement, inspections, and final walkthrough. In Three Lakes, the county-level permit path is the single biggest reason projects stall. Most remodel permits must be pulled through Miami-Dade County’s Building and Neighborhood Compliance portal rather than a municipal office. Final inspections can only be booked after the county receives the recorded notice of commencement for jobs over the threshold. Out-of-area contractors routinely miss that step and freeze a project mid-way. We don’t, because we run this process on every Three Lakes job.
General contracting on a kitchen or bathroom remodel here typically runs $9,000 to $45,000 depending on scope, materials, and structural work. A full-home remodel spans a wider range. If you’re planning an addition or an ADU, expect $45,000 to $220,000. What matters is that the price you’re quoted matches the work actually described, and that it’s written down.
Permit and Inspection Management
We pull the correct county permit, file the notice of commencement when required, and schedule inspections through Miami-Dade County’s portal. A Three Lakes job can’t be signed off by a city inspector because there isn’t a city inspection office for this work. That’s a hard fact about building here, and it’s why we treat the county path as the first task in every project plan, not an afterthought.
Written Scope and Draw Schedule
Before we buy a single sheet of drywall, you get a written scope of work and a draw schedule that ties each payment release to a completed inspection milestone. On a Three Lakes remodel where the original 1970s subfloor may need leveling, verbal change orders become arguments the moment tile or cabinets don’t sit flat. We eliminate that argument before it starts.
Residential General Contractor in Three Lakes
A Residential General Contractor in Three Lakes handles kitchen remodels, bathroom remodels, whole-home renovations, room additions, and more, with the same discipline no matter the size. Homeowners in Three Lakes live in a mix of 1970s and 1980s construction, with slab foundations, older electrical panels, and wall layouts that often hide load-bearing conditions. Older homes off Miller Drive, near the Palmetto Golf Course, and along the major thoroughfares were built before open floor plans became standard. That means structural verification comes before any demolition.
We were called to a 1978 ranch off Miller Drive near the Palmetto Golf Course where the owner wanted a kitchen remodel with KraftMaid cabinetry and a Cambria countertop, but the original wall between the kitchen and the family room was load-bearing. Our crew wrote a scope of work with line-item allowances for cabinets, countertops, and backsplash, pulled the county permit, verified the load-bearing status with a structural plan, and completed the rough-in for the new sink and island before the county inspector signed off on framing and electrical. The punch list was closed in one walkthrough, and the client got a written draw schedule showing when each inspection milestone released the next payment.
Structural Verification First
Before we touch a wall in a Three Lakes home, we check what’s behind it. Load-bearing walls, outdated wiring, water damage, slab settling. That’s the difference between a scoped price and a surprise. We do this before finalizing any written price, because a price that ignores the structure is not a price. It’s a guess.
Materials With Manufacturer Specs
We install documented brands, not whatever’s on sale. KraftMaid and Wellborn cabinetry, Cambria and Caesarstone surfaces, Kohler and Moen fixtures, GAF and James Hardie exteriors, Therma-Tru doors. When we spec a material on a Three Lakes job, the manufacturer’s warranty backs our own 365-Day Done Right Promise. That traceability is part of The Garrison Standard.
Trusted Brands We Service in Three Lakes
Bradford Remodeling works with a documented roster of name-brand materials, including KraftMaid, Wellborn, Cambria, Caesarstone, Kohler, Moen, GAF, James Hardie, Therma-Tru, and Belgard. For Three Lakes customers, that means specifications are traceable and quality is not left to guesswork. We also work with modular and prefab providers like Abodu, Cover, and Dvele on ADU and addition projects where a factory-built structure makes more sense than site-built framing. When you see a brand name in your written scope of work, you can look up exactly what it is, what it’s rated for, and what the manufacturer’s warranty covers. We don’t install anonymous materials, because a guarantee is only as strong as the products behind it.
See the difference
Before
After
Before
After
Before
AfterCommon General Contractor Problems We See in Three Lakes Homes
- Verbal change orders on subfloor work. A 1970s Three Lakes slab or raised foundation often needs leveling before tile or cabinets go in. If that work wasn’t scoped and allowed for in writing, the price moves at the worst possible time. We put allowances in the written scope up front.
- The wrong permit through the wrong office. Using a municipal permit instead of the Miami-Dade County Building and Neighborhood Compliance portal delays inspection sign-off and freezes the schedule. We handle the county path as standard procedure on every Three Lakes job.
- Draw schedules treated as paper. Homeowners who pay for cabinets and countertops before rough-in and inspection sign-off end up funding change orders out of pocket when hidden water damage or outdated wiring is found. We tie every payment release to a completed inspection milestone, so your money moves when the work is verified, not before.
- Skipping the written guarantee. A contractor who won’t put a one-year warranty in writing is telling you something about how they expect their work to hold up. Our 365-Day Done Right Promise is written into every contract, and it says if the work fails inside that window, we return and correct it at no charge.
Pricing for General Contractor in Three Lakes, FL
Here are honest price ranges for Three Lakes, calibrated to this market and the construction conditions we actually see here.
| Service | Typical Range |
|---|---|
| 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 |
| Home Addition | $45,000 – $130,000 |
| ADU Construction | $90,000 – $220,000 |
What moves the price inside these ranges? Structural work: load-bearing wall removal, subfloor leveling, outdated electrical or plumbing. Materials: a Cambria countertop costs more than a standard laminate, and it should. Permit and inspection fees through Miami-Dade County add a line item. Your written scope of work will show every allowance and exactly how each dollar moves with inspection sign-off. Call (903) 568-7222 for a free estimate with a written price before any work starts.
We Also Serve Cities Near Three Lakes
Bradford Remodeling serves homeowners throughout Three Lakes and the surrounding Miami-Dade area, including Miami, Hialeah, Miami Gardens, and Homestead. If your home is in one of these nearby cities, the same Garrison Standard applies: a written price before work starts and a one-year written guarantee when the work is done. Call (903) 568-7222 to schedule a free estimate.
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 General Contractor in Three Lakes
Yes. Three Lakes is an unincorporated community in Miami-Dade County, so most remodel permits must be pulled through Miami-Dade County’s Building and Neighborhood Compliance portal, and final inspections are booked only after the county receives the recorded notice of commencement for jobs over the threshold. A kitchen remodel that changes plumbing, electrical, or structural framing requires a county permit. Bradford Remodeling handles the permit path on every Three Lakes job, so inspection sign-off isn’t an afterthought. Call (903) 568-7222 for a free estimate that includes your permit line item.
A general contractor manages the entire project from start to finish: scoping the work, pulling Miami-Dade County permits, hiring and scheduling licensed subcontractors, ordering materials with manufacturer specs, coordinating inspections, and closing out the punch list. In Three Lakes, a general contractor also manages the county inspection schedule, which is where many projects stall. Bradford Remodeling writes every scope, allowance, and draw schedule down before work begins, so you can see exactly what’s happening and when payment is released. Call (903) 568-7222 for a straight answer about your project.
A kitchen remodel in Three Lakes typically runs $14,000 to $45,000, with smaller kitchens at $9,000 to $20,000, depending on structural work, materials, and layout changes. A kitchen with KraftMaid cabinetry and a Cambria countertop costs more than a basic refresh, and a load-bearing wall removal adds structural engineering and framing. Your written scope of work will show exact allowances for every line item. Call (903) 568-7222 for an exact quote, and estimates are free.
Before any work starts on a Three Lakes job, you need a written scope of work with line-item allowances, a draw schedule tied to inspection milestones, a written price that won’t move at the door, and a written guarantee. Bradford Remodeling includes all four, plus a Miami-Dade County permit plan and a signed 365-Day Done Right Promise, so every completed project is covered by a full-year written guarantee. If the work fails inside that window, we return and correct it at no charge. Call (903) 568-7222 to schedule a free estimate.
A bathroom remodel in Three Lakes typically takes 3 to 6 weeks, and a kitchen remodel typically takes 6 to 12 weeks, depending on scope, structural work, and Miami-Dade County inspection scheduling. Final inspections can only be booked after the county receives the recorded notice of commencement for jobs over the threshold, so the county path sets the pace. Bradford Remodeling writes a realistic calendar into every project plan, not a best-case guess. Call (903) 568-7222 for a free estimate that includes a realistic schedule.
Written by Curtis Lane, Owner at Bradford Remodeling, serving Three Lakes and the surrounding Miami-Dade area.
