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 overhaul, or room addition in Three Lakes, you’re dealing with something most Florida homeowners don’t expect: your permits go through Miami-Dade County, not a local city hall. That changes timelines, inspection schedules, and how the whole project gets sequenced. We know because we’ve pulled those exact permits for Three Lakes jobs before, and we build our schedules around the county’s review clock from day one. Call (803) 680-2547 and we’ll walk you through what your specific project needs, what it costs, and how long it actually takes.
Mason Remodeling has been doing general contracting work since 2004, and our General Contractor crews work in Three Lakes regularly. We put every price in writing before tools come off the truck, and every technician who shows up at your door arrives with a name, photo, and badge you already received in advance.
Why Mason Remodeling Is Three Lakes’s Preferred General Contractor Company
Three Lakes homeowners get a different experience with us because we treat the county permit process as part of the job, not an afterthought. Miami-Dade plan review doesn’t care how excited you are to start demo. It moves on its own calendar, and we schedule for that reality so you’re never staring at a gutted kitchen wondering why nothing is happening.
Isaac Pruett leads our team and sets the standard for how we operate in Three Lakes: written scope, written allowances, written change orders. Nothing verbal. No “we’ll figure it out later.” That discipline is why our Three Lakes projects finish closer to the original estimate than most people expect from a remodel.
Every crew member operates under The Threshold Standard. Background-checked. Identity-verified. Uniformed. You get their name and photo before the visit, and they show a photo ID badge at the door when they arrive. If you’re home alone or have young kids, that’s not a nice-to-have. It’s the baseline.
When you call us at (803) 680-2547, a live person answers. No phone tree, no voicemail loop, no “we’ll get back to you Monday.” That matters when you have a question about your project at 9pm on a Saturday.
Styles & brands we work with
Construction Company in Three Lakes
Construction Company work in Three Lakes typically means structural changes: room additions, garage conversions, or opening up load-bearing walls. Because Three Lakes is unincorporated Miami-Dade County, these projects require county building permits, plan review, and multiple inspection sign-offs before work can proceed past each phase. A home addition in Three Lakes runs $45,000 – $130,000, and a garage conversion lands between $30,000 and $80,000. The spread depends on foundation work, roof tie-ins, and whether you’re adding a bathroom or kitchenette to the new space.
Room Additions and Structural Work
Adding square footage in Three Lakes means working with Miami-Dade’s wind-load requirements for new roof structures and exterior walls. That’s a county-specific code issue that affects framing, strapping, and how your addition gets inspected. We handle all of it, from the first drawing to the final certificate of completion.
Garage Conversions and ADU-Style Projects
Converting a garage in Three Lakes works well when you need a guest suite, home office, or rental unit. But it’s rarely as simple as throwing up drywall. You’re changing the use of the space, which triggers its own permit category and usually requires upgraded electrical, insulation, and egress windows. We scope all of that in writing before we start, so you’re not surprised by the electrical panel upgrade on day twelve.
Remodeling Contractor in Three Lakes
Remodeling Contractor work in Three Lakes spans kitchens, bathrooms, and whole-home refreshes where the footprint stays the same but everything inside it changes. A full kitchen remodel in Three Lakes runs $14,000 – $45,000. A smaller kitchen refresh is $9,000 – $20,000. Bathrooms come in at $9,000 – $28,000 for a full remodel, or $5,000 – $12,000 for a compact one. These ranges are real numbers we’ve quoted for Three Lakes jobs, not national averages pulled from a website.
Kitchen Remodels With Written Allowances
The biggest budgeting mistake we see is vague allowances. You’ll pick KraftMaid cabinets and a Cambria countertop, but the contract only says “cabinet allowance included.” Three months later, there’s a dispute because the allowance didn’t cover what you actually chose. We write specific allowances for cabinets, counters, fixtures, and finishes, then price any overages before you sign the change order. No surprises.
Bathroom Renovations and Shower Conversions
A tub-to-shower conversion in Three Lakes runs $3,500 – $10,000. Walk-in showers are $4,500 – $12,000. The cost hinge is waterproofing. Miami-Dade humidity is brutal on improperly sealed shower pans and wall substrates. We use Schluter systems, the waterproof membrane that seals the entire shower area before tile goes up, and we schedule the county inspection before any walls close.
Trusted Brands We Service in Three Lakes
We work with specification-grade materials because Three Lakes homes deserve products that hold up to South Florida humidity and daily use. For cabinetry, we install KraftMaid and Wellborn. For countertops, Cambria, Silestone, and Caesarstone. Fixtures come from Kohler, Moen, Toto, and Grohe. If you’re considering a prefab or panelized approach for an addition, we’ve worked with Abodu, Cover, and Dvele systems. We coordinate material delivery to your Three Lakes street, store what can’t sit outside, and stage everything so the crew isn’t waiting on a backordered faucet.
See the difference
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AfterCommon General Contractor Problems We See in Three Lakes Homes
- Skipped written scope and allowances. The contractor says “we’ll handle the kitchen” but never puts it in writing. Three months later, nobody agrees on what was included. We write the scope, allowances, and draw schedule before demolition starts.
- Vague permit responsibility. Homeowners assume the contractor is pulling permits, but nothing’s in the contract. Then the Miami-Dade inspection can’t be scheduled because no permit exists, and the walls can’t close. We name the permit-holder in every contract.
- Verbal change orders. A field discovery behind the wall becomes a $4,000 argument because it was never priced and signed. Every change order on our Three Lakes jobs gets a written price and your signature before the crew moves forward.
- Moisture and waterproofing shortcuts. Three Lakes sits in Miami-Dade’s humid, rain-heavy climate. Shower pans and exterior penetrations that aren’t properly sealed fail faster here than in drier markets. We inspect the waterproofing as a separate step and document it before tile or sheathing covers the work.
Pricing for General Contractor in Three Lakes, FL
Here’s what we quote for common projects in Three Lakes. These are the numbers we actually use in this market, not placeholder ranges from a national site.
| Project | Three Lakes Price 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 |
| Cabinet Installation | $4,000 – $13,000 |
| Countertop Installation | $2,000 – $6,500 |
| Walk-In Shower Installation | $4,500 – $12,000 |
| Tub-to-Shower Conversion | $3,500 – $10,000 |
| Home Addition | $45,000 – $130,000 |
| Garage Conversion | $30,000 – $80,000 |
What moves the price in Three Lakes? For kitchens, it’s cabinet grade, countertop material, and whether you’re moving plumbing or gas lines. For additions, it’s foundation type, roof tie-ins, and Miami-Dade wind-load engineering. For bathrooms, it’s waterproofing scope and whether you’re converting a tub to a shower. We deliver a written price on every project before work starts. No verbal estimates that grow on the final bill. Call (803) 680-2547 to schedule your free estimate.
We Also Serve Cities Near Three Lakes
Our crews work throughout South Florida, including Three Lakes and the surrounding communities. We regularly schedule jobs in Miami, Hialeah, Miami Gardens, and Homestead. If you’re just outside Three Lakes, call us anyway. We’ll confirm coverage and get your estimate on the calendar.
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
Because Three Lakes is unincorporated, Miami-Dade County handles all building permits, plan reviews, and inspections. There’s no city building department to file with. That means your project runs on the county’s review clock, which can be slower than you’d expect from a municipality with its own permitting office. We handle the paperwork and schedule work around the county’s inspection calendar so you’re not waiting on a closed wall or an unfinished shower. Call (803) 680-2547 and we’ll tell you exactly what your project needs.
At minimum, the scope of work, line-item allowances, the draw schedule, and who holds the permit. The scope should name every room, every finish, every fixture. Allowances should be specific enough to cover what you actually chose, not a generic dollar figure. If your contract leaves permit responsibility vague, you risk a stall when Miami-Dade requires an inspection before drywall or tile goes up. We put all of it in writing before demo day. Estimates are free. Call (803) 680-2547 to start.
A change order is a written, priced amendment to your contract. It adjusts the total and the schedule before the extra work begins. Anything verbal is a dispute waiting to happen. We require every field change, from a discovered subfloor issue to a new cabinet configuration, to be priced, written, and signed before the crew moves forward. That keeps your final bill predictable and keeps the punch list small. Call (803) 680-2547 to discuss your project’s scope.
For a kitchen or bathroom remodel, permits typically cover plumbing rough-in, electrical changes, and structural modifications if you’re moving or removing walls. Inspections happen at specific milestones: after rough-in, after insulation, and before walls close. Miami-Dade also requires a final inspection for the certificate of completion. Skipping any of these puts your project at risk of failing a later inspection or complicating a future home sale. We manage every step and document each inspection. Call (803) 680-2547 for a free estimate.
A full Three Lakes kitchen remodel typically takes 6 – 10 weeks from demo to final inspection. A bathroom remodel is usually 3 – 6 weeks. The county permit review adds time up front, often 2 – 4 weeks before we can start demolition, and inspection scheduling adds buffer days between phases. We build those buffers into the calendar so you’re not surprised by a week where nothing visible happens. That week isn’t wasted. It’s the county doing its job. Call (803) 680-2547 and we’ll give you a realistic schedule for your specific project.
If you’re ready to get a real number for your Three Lakes project, call (803) 680-2547. We’ll schedule a walkthrough, put the scope and price in writing, and tell you exactly who’s coming to your door and when. No surprises, no vague allowances, no verbal promises. Just a written plan from a team that’s been doing this since 2004.
Written by Isaac Pruett, Owner at Mason Remodeling, serving Three Lakes with written pricing, verified crews, and county-compliant general contracting.
