Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Key Biscayne
Hiring a General Contractor in Key Biscayne comes down to three things: getting a written price before work starts, knowing exactly who shows up at your door, and having a one-year guarantee behind the finished job. Mason Remodeling handles all three from the first phone call. We coordinate scheduling and dispatch from our Miami (South FL) office, but the crews who work on your home live and build on the barrier island, so they know Harbor Drive, Mashta Island, and the Village permit counter by first name. Call (803) 680-2547 to talk through your project and get a free, written estimate.
Why Mason Remodeling Is Key Biscayne’s Preferred General Contractor Company
Key Biscayne homeowners ask for two things more than any others: a price that holds and a crew they feel safe letting through the door. We deliver both as standard practice, not as an upgrade. Every project starts with a written line-item price. No verbal ranges that grow, no allowances that “somehow” triple. And every crew member is identity-verified, background-checked, and introduced to you by name and photo before they arrive. Our technicians wear clean marked uniforms and show a photo ID badge at the door, a process we call the Threshold Standard. It matters here, where many residents are home alone, raising young children, or retired and cautious about who enters the house.
Isaac Pruett leads our general contracting work, and he treats a remodel on Key Biscayne as a professional obligation, not a sales call. That means honest calendars, permit-ready drawings, and a punch list that gets closed before final payment. Reviews from Key Biscayne customers consistently mention the same thing: the price matched the proposal, and the crew was exactly who we said they’d be.
Styles & brands we work with
Remodeling Contractor in Key Biscayne
Hiring a Remodeling Contractor in Key Biscayne means hiring someone who understands barrier-island construction, not just coastal aesthetics. A kitchen or bath remodel here involves more than cabinets and tile. The high water table, often three to five feet below grade, forces serious decisions about slab condition, under-slab plumbing, and drainage before a single wall comes down. A qualified remodeler knows to check for moisture intrusion at the slab edge and to factor the Village’s floodplain rules into the scope before quoting a number.
Kitchen and Bath Scope That Holds Up
In Key Biscayne, a kitchen remodel typically runs $14,000 – $45,000, while a bathroom remodel lands between $9,000 – $28,000. The spread reflects what’s behind the walls: galvanized supply lines, cast-iron drain stacks, or slab issues that only reveal themselves after demo. We write the allowance for unknowns into the proposal up front, in plain terms, so the number you approve is the number you pay.
Written Scope, Not a Handshake
Every remodel we quote includes a written scope of work, a draw schedule tied to milestones, and a written guarantee covering what’s included, what’s excluded, and for how long. That’s not a favor. It’s the only defensible way to build on a barrier island where subsurface conditions change from block to block.
Licensed General Contractor in Key Biscayne
A Licensed General Contractor in Key Biscayne handles the structural, permitted side of the work: home additions, ADUs, impact window replacement, and whole-home remodels. These projects trigger Village of Key Biscayne permit review, floodplain compliance checks, and inspections at rough-in, rough framing, and final. Working without that expertise is expensive. Red-tagged permits and stop-work orders are not rare here when an owner tries to run an addition through without a survey or an elevation certificate.
Additions and ADUs on the Island
A home addition in Key Biscayne runs $45,000 – $130,000, and an ADU construction project falls between $90,000 – $220,000. These figures include the engineering, survey work, permit fees, and impact-rated openings the Village requires. If a quote comes in far below these ranges, ask what was left out. High water table work alone, sump dewatering during excavation or under-slab plumbing rework, can add several thousand dollars the moment the slab is opened.
Impact Windows Done as Part of the Whole
Impact window installation on Key Biscayne runs $8,000 – $25,000 depending on opening count and product line. We spec them as part of a whole-project permit set, not as a bolt-on, so the engineering, product approvals, and inspection sign-off all line up. That keeps the calendar moving and the final inspection clean.
Trusted Brands We Service in Key Biscayne
We stock and install specification-grade products so Key Biscayne homeowners aren’t waiting on backordered parts. Cabinet lines include KraftMaid and Wellborn. Stone surfaces include Cambria, Silestone, and Caesarstone. Fixtures come from Kohler, Moen, Toto, and Grohe. Roofing work carries GAF, CertainTeed, and Owens Corning. Hardscape and paver projects use Belgard, Unilock, and Techo-Bloc. We’ve also handled projects where homeowners considered modern prefab options from companies like Abodu, Cover, and Dvele, and we can coordinate the site work, utilities, and finishing for those systems when the design makes sense on the island.
See the difference
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AfterCommon General Contractor Problems We See in Key Biscayne Homes
- High water table surprises. We regularly open walls on Key Biscayne homes and find slab moisture that wasn’t visible in the original quote photos. This forces dewatering or under-slab plumbing changes, which is why our proposals include a written allowance for subsurface unknowns.
- Floodplain and R-1/R-2 buildback rules ignored. A home addition or ADU scoped without a survey and elevation certificate gets stopped at permit review. We pull the survey first, then design around the floodplain rules, not the other way around.
- Verbal allowances that inflate by thousands. A homeowner told “we’ll figure out the island allowance later” is a homeowner who gets a surprise change order. We put allowance amounts, in dollars, in the written proposal.
- Salt air and hardware failure. Key Biscayne’s salt-laden air eats cheap hinges, slides, and fasteners within a few years. We spec marine-grade or coated hardware on cabinet and door installations, which costs a little more up front and prevents early callbacks.
Pricing for General Contractor in Key Biscayne, FL
These are the honest ranges we quote for Key Biscayne work, and they reflect the island’s real conditions, including the high water table, Village permit fees, and impact-rated opening requirements:
| Project Type | Key Biscayne Price Range |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Small Kitchen Remodel | $9,000 – $20,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Home Addition | $45,000 – $130,000 |
| ADU Construction | $90,000 – $220,000 |
| Impact Window Installation | $8,000 – $25,000 |
What moves a job within these ranges: linear feet of cabinetry, whether the slab needs dewatering or under-slab plumbing work, the product line you pick (Cambria runs higher than Silestone), and whether the Village requires elevation work. We deliver a written price before any work begins, and we back it with a 365-Day Done Right Promise: if the work isn’t right within a year of completion, we make it right at no cost to you. Call (803) 680-2547 for a free estimate.
We Also Serve Cities Near Key Biscayne
Our crews handle Key Biscayne jobs daily, and we also serve homeowners in Miami Beach, Miami, Coral Gables, and Hialeah. The same written-price standard, the same Threshold Standard crew verification, and the same one-year guarantee apply no matter which side of the bridge you’re on.
Serving Key Biscayne, FL - Our Local Coverage Area
We’re based in the Key Biscayne 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 Key Biscayne
Yes. Any remodel that touches electrical, plumbing, or structural framing in Key Biscayne requires a Village permit and inspections. A cabinet-only refresh may not, but the moment you move a drain line or open a wall, you need a permit. We pull permits as part of the written scope, and the final price includes permit fees, so there’s no surprise line item at the end. Call (803) 680-2547 to get a permit-ready scope for your project.
A Key Biscayne kitchen remodel typically takes 6 to 10 weeks from demo to final inspection, and a bathroom runs 3 to 6 weeks. The island adds time for two reasons: Village permit review can take a few weeks, and high-water-table discoveries during demo sometimes add a week for dewatering or plumbing rework. A realistic calendar is always in the written proposal, tied to milestones, not promises.
Four things: the survey and elevation certificate, the floodplain design requirements, impact-rated openings, and what’s under the slab. The high water table on this barrier island means excavation and foundation work cost more here than inland. A home addition runs $45,000 – $130,000, and an ADU runs $90,000 – $220,000, and we show you the line items that make up those numbers before you sign. Call (803) 680-2547 for a free, written estimate.
Five items: a written scope of work, a line-item price, a draw schedule tied to milestones, a written guarantee with stated terms, and the permit set. If any of those five are missing, the job is not ready to start. Every Mason Remodeling proposal includes all five, and our 365-Day Done Right Promise states plainly that if the work is not right within 365 days of the completion date, we fix it at no charge.
Yes. That’s exactly how we work. A canal-front kitchen rebuild on Harbor Drive after a supply-line leak is a good example: we pulled permits with the Village, opened the walls for rough-in and inspection sign-off, installed KraftMaid cabinetry with a Cambria island top, and closed out the punch list with the owner before final payment on the draw schedule. One contract, one crew, one written price.
Ready to scope your project the right way? Call (803) 680-2547 to schedule a free estimate. We’ll walk the site, check the slab and drainage conditions, and deliver a written price before any work begins.
Written by Isaac Pruett, Owner at Mason Remodeling, serving Key Biscayne since 2004.
