Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Sunset
Most general contractor work in Sunset is not new construction or big luxury remodels. It is aging 1970s and 80s ranch homes with original cast-iron plumbing, tired kitchens, and bathrooms that have not been touched in 30 years. Our General Contractor team knows those houses because we work in them every week. When you call Mason Remodeling at (803) 680-2547, you get a written price before any work starts, a crew whose names and photos you see before they arrive, and a 365-day guarantee on the finished job.
Why Mason Remodeling Is Sunset’s Preferred General Contractor Company
We have been building and remodeling homes since 2004, and Sunset Home Remodeling customers tend to ask the same three questions before they let anyone through the door: who is coming, what will it cost, and what happens if something is not right. The answers are simple. Every Mason Remodeling technician is background-checked and identity-verified under the Threshold Standard, which means you receive a name and photo before the visit and a photo ID badge at your door. Every project gets a written price before tools are unpacked. And every completed job is covered by our 365-Day Done Right Promise, which states plainly: if the work is not right within a year of completion, we make it right at no cost to you.
Paperwork matters in Sunset. Because so much of the housing stock dates to the 1970s and 80s, unpermitted work from previous owners is common, and a buyer’s inspector will flag it at resale. We pull permits, schedule inspections, and keep the scope of work in writing so you are not left explaining someone else’s shortcut.
Isaac Pruett leads our Sunset crews, and the team answering the phone at (803) 680-2547 is a live person, 24 hours a day, every day of the year. No call trees, no voicemail loops.
Key Takeaways
- In Sunset, hidden cast-iron plumbing and soft subfloors are the two biggest cost surprises on kitchen and bath work; we write change orders for these before any new work starts.
- Every project gets a written price before work begins, including allowance line items for cabinets, counters, and fixtures.
- Crew members arrive in marked uniforms with photo ID and are introduced by name and photo before the visit.
- The 365-Day Done Right Promise covers workmanship for a full year from the completion date, in writing.
- Call (803) 680-2547 for a free estimate. A live person answers, day or night.
Styles & brands we work with
Hire a General Contractor in Sunset
Hire a General Contractor in Sunset when the job touches structure, plumbing, electrical, or load-bearing walls, and when you want one accountable party pulling the permit, scheduling inspections, and standing behind the finished work. For a kitchen remodel in Sunset, budget $14,000 to $45,000. A smaller kitchen refresh runs $9,000 to $20,000. A full bathroom remodel typically lands between $9,000 and $28,000, while a small bathroom runs $5,000 to $12,000.
What actually drives those numbers in Sunset more than anything else is what is behind the drywall. Rough-in work, meaning drain lines, supply lines, and framing corrections, is the most underestimated phase of any remodel in this area. That is the piece a photo-based bid never sees.
Scoping the job before the walls open
A good Sunset contractor writes a scope of work that names specific finishes, fixture allowances, and what happens when hidden conditions appear. If the cast-iron drain is shot, you want a written change order with a dollar figure before the plumber cuts deeper. Not a phone call and a surprise invoice.
Permits and inspections done right
Kitchen and bath remodels in Sunset require permits when plumbing or electrical moves, and Miami-Dade County enforces this actively. We pull the permit, schedule the inspection, and keep a record you can hand to a buyer’s agent later.
General Contractor Services in Sunset
General Contractor Services in Sunset cover the full run of work a ranch home from the 70s or 80s tends to need: kitchen remodels, bathroom remodels, room additions, roof replacement, impact windows, and the plumbing and subfloor repairs those projects uncover. A roof replacement in Sunset runs $8,000 to $20,000, with roof repairs at $400 to $1,800 depending on the damage. Impact window installation runs $8,000 to $25,000, and a room addition starts around $45,000 and can reach $130,000 for larger builds.
When we bid a kitchen or bath in Sunset, the price line items for cabinets, counters, and fixtures are real allowances, not vague placeholders. That is how you avoid the classic Sunset remodel dispute: a cabinet allowance that was never written down, selections that cost triple the verbal guess, and a job that stalls mid-demo.
Bathroom and kitchen rough-in repairs
We pulled a building permit for a full bathroom remodel in the Briarwood neighborhood off Sunset Drive, where the hall bath still had its original cast-iron drain and a subfloor that crumbled when we lifted the tub. After the first inspection sign-off on the rough-in, our crew replaced the rotted subfloor sections, re-piped the drain in PVC to meet current code, and set a Kohler tub with a Moen valve. The homeowner got a written change order for the hidden plumbing and subfloor repair before we moved to tile, and the final punch list cleared with one walkthrough. That is how it should go, every time.
Written allowances for cabinets, counters, and fixtures
Cabinet installation in Sunset runs $4,000 to $13,000. Countertop installation runs $2,000 to $6,500, and a backsplash runs $800 to $2,500. A kitchen island installation runs $3,000 to $10,000. These are the numbers we write into your contract as allowances with named vendors, like KraftMaid or Wellborn cabinetry and Cambria or Silestone surfaces, so the final price is not a surprise.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Sunset
We specify and install products from manufacturers our crews know well, and we keep common replacement parts local for faster turnarounds on Sunset jobs. In kitchens, that means KraftMaid and Wellborn cabinetry and Cambria, Silestone, or Caesarstone countertops. In bathrooms, you will see Kohler, Moen, Toto, and Grohe fixtures. On roofs, we work with GAF, CertainTeed, and Owens Corning materials. We have also built accessory structures using panelized systems from companies like Dvele and Abodu, which can shorten an ADU or addition timeline compared with fully stick-built framing.
See the difference
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After
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AfterCommon General Contractor Problems We See in Sunset Homes
- Cast-iron drain lines. Homes off Sunset Drive and around the Briarwood and Kendall area still carry original cast-iron plumbing from the 1970s. Those pipes corrode from the inside out, and a simple vanity swap can turn into a drain repipe once the wall is open.
- Soft or rotted subfloors under tubs and toilets. Slow leaks go unnoticed for years. We regularly find subfloor sections that need replacement before tile can go down, especially in older slabs and pier-and-beam homes near SW 72nd Street.
- Unpermitted work from prior remodels. This comes up constantly in Sunset. A previous owner wired a bathroom or moved a kitchen sink without a permit, and now the buyer’s inspector is asking for documentation that does not exist. We can often pull a permit to correct the unpermitted rough-in, but it is far easier when the work is done right the first time.
- Vague scopes of work. The classic Sunset bid is a one-page sheet with a lump-sum number and no allowances. That is how a $22,000 kitchen becomes a $38,000 kitchen after cabinet and counter selections. A real scope lists every allowance, every fixture, and every exclusions line in writing.
Pricing for General Contractor in Sunset, FL
Here are the line-item ranges we quote most often for General Contractor in Sunset work. These are market-calibrated numbers for this area, not national averages.
| Project | Typical Sunset Range |
|---|---|
| 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 |
| Bathroom Remodel | $9,000 – $28,000 |
| Small Bathroom Remodel | $5,000 – $12,000 |
| Walk-In Shower Installation | $4,500 – $12,000 |
| Tub-to-Shower Conversion | $3,500 – $10,000 |
| Shower Replacement | $3,000 – $8,500 |
| Bathroom Vanity Installation | $800 – $3,000 |
| Roof Replacement | $8,000 – $20,000 |
| Roof Repair | $400 – $1,800 |
| Impact Window Installation | $8,000 – $25,000 |
| Window Replacement | $4,500 – $15,000 |
| Home Addition | $45,000 – $130,000 |
| Garage Conversion | $30,000 – $80,000 |
What moves a Sunset bid is hidden condition work behind the walls and under the floors, plus the finish level you choose for cabinets, counters, and fixtures. We write every allowance into the contract before work starts. Call (803) 680-2547 and we will walk your project room by room and hand you a written line-item price. The estimate is free, and there is no pressure to sign the same day.
We Also Serve Cities Near Sunset
Our Sunset customers often ask whether we cover nearby areas. We do. Mason Remodeling serves homes across Miami, Hialeah, Miami Gardens, and Homestead from our South Florida dispatch office, with the same written pricing and the same verification standard on every visit. If you are in Sunset or the surrounding neighborhoods, call us and a live person will schedule your estimate.
Serving Sunset, FL - Our Local Coverage Area
We’re based in the Sunset 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 Sunset
Yes, if the work moves plumbing lines, changes electrical circuits, or alters load-bearing structure, you need a permit in Sunset, and Miami-Dade County expects inspections on plumbing and electrical rough-in before walls are closed. We pull permits for every job that requires one. The permit record also protects you at resale when a buyer’s inspector asks for documentation. Call (803) 680-2547 and we will check your project’s permit requirements during the estimate.
Cast-iron drain replacement, and the subfloor damage that comes with it. In Sunset ranch homes built in the 70s and 80s, the original cast-iron drains are often corroded, and the floor under the tub may be rotted from years of slow leaks. A tub-to-shower conversion quoted at $3,500 to $10,000 can climb when the plumber opens the floor and finds the drain has to be repiped. We write change orders with firm dollar figures before that work starts, so you always know the new number before we go further. Call (803) 680-2547 if you are planning a bathroom remodel and want a scope that accounts for this risk.
A small bathroom remodel in Sunset usually takes 3 to 5 weeks from demo to final inspection. A mid-size kitchen remodel typically runs 6 to 10 weeks. A room addition or garage conversion runs 3 to 6 months depending on permitting, foundation work, and inspection scheduling with the county. What slows Sunset jobs down most is permit review time and the hidden rough-in work we discover once walls are open. We give you a written schedule with the estimate, and we update it as inspections are scheduled.
At minimum: a line-item scope of work, a written price with named allowance amounts for cabinets, counters, and fixtures, a start and completion window, the permit responsibility, and the guarantee terms. We deliver all of that before any work starts, on every project. We also detail what is excluded, so there is no debate later. If a contractor will not put the price in writing before starting, do not let them start. Call (803) 680-2547 and we will prepare a written estimate for your Sunset project at no charge.
Yes. Mason Remodeling manages the permit application, schedules inspections, and performs the installation with our own verified crews and our specification-grade trade partners. You do not need to hire a separate permit expediter or coordinate with the county yourself. The permit record stays with the house, which matters when it is time to sell. Call (803) 680-2547 to schedule a free estimate and we will explain the permit path for your specific project.
Written by Isaac Pruett, Owner at Mason Remodeling, serving Sunset, FL.
