Bathroom Remodeling in Kendall, FL: 2026 Cost Guide and Process

Bathroom Remodeling in Kendall: What You Are Actually Dealing With

Kendall is one of the busiest pockets of single-family housing in Miami-Dade. ZIPs 33176, 33183, 33186, and 33196 cover roughly 75,000 single-family homes, and most of them were built between 1970 and 1995. That housing stock has three things in common: heavy humidity load year round, original or first-replacement bathrooms that look every bit of 40 years old, and tile and grout that absorbed three decades of mildew before anyone got around to dealing with it.

If you live in Kendall and you have been looking at your master bath thinking "this has to go," you are not alone. Bathroom remodels are the single most requested job we run in 33186. This guide breaks down what a Kendall bathroom remodel actually costs in 2026, how long it takes, what materials make sense for our climate, and where the new HB 803 law saves you money.

The Kendall Bathroom: Five Problems We See Over and Over

When we walk a Kendall bathroom for an estimate, we are usually looking at the same five things:

Popcorn ceilings. Original to the build. Sometimes painted over, sometimes still raw. Often hiding water staining from old roof leaks or condensation around the exhaust fan.

Original tile, usually 4x4 ceramic or smaller. Grout lines are dark gray from absorbed mildew. Tile is cracked along the tub deck where the house has settled.

Builder-grade vanity. Particleboard, swollen at the base from years of toothbrush water. Single sink even in a master.

Tub-shower combo with a sliding glass door. The door track is rust-stained and the caulk is moldy. The tub itself has surface scratches but is usually structurally sound.

Vinyl floor that thinks it is tile. Curling at the edges near the toilet base where moisture got under it.

This is the standard Kendall mid-century bathroom. The good news is that the bones are usually solid: concrete slab construction, CMU walls, plumbing rough-in that has not moved since 1978 and does not need to move now. That last point is where you save serious money.

Real Cost Ranges for Kendall in 2026

We quote bathroom remodels in three tiers. These are real Kendall numbers from work we have done in 33186 and 33196 in the last six months.

Tier 1. Budget Refresh: $4,800 to $7,400

This is a cosmetic update that keeps every fixture in its current location.

What you get:

New vanity (36 to 48 inches, prefab cabinet with quartz top)
New faucet, new toilet, new shower trim
Re-tile the tub or shower surround
Paint walls, ceiling, and trim
New lighting fixture, new mirror, new accessories

What you do not get: any layout changes, no floor tile replacement, no popcorn ceiling removal.

This tier fits under HB 803 in most cases, which means no permit needed and no permit fees. We typically finish a Tier 1 in 7 to 10 working days.

Tier 2. Mid-Range Remodel: $11,500 to $18,000

This is the most common Kendall job. Full cosmetic gut, keeping the plumbing in place.

What you get:

New vanity, often double sink in a master, with custom or semi-custom cabinets and quartz or porcelain countertop
New toilet, new faucets, new shower system (rain head plus hand wand)
Full tile job: floors and walls in the wet zone, sometimes a feature wall behind the vanity
Popcorn ceiling removed and skim-coated to smooth
New LED lighting layout (existing boxes used, no new circuits)
New exhaust fan in the existing box location
Glass shower enclosure, frameless or semi-frameless
Full paint, new trim, new door

Plumbing stays put. Electrical stays in the existing box locations. This is why so many Tier 2 jobs slip under the HB 803 cap when broken into honest sub-projects, and even when they do not, we are pulling a small permit rather than a major one.

Timeline: 3.5 to 4 weeks.

Tier 3. Full Gut with Layout Change: $22,000 to $42,000

This is when the bathroom is getting redesigned. Tub becomes a walk-in shower. Single vanity becomes a double. Toilet moves to give the door swing more room.

What you get:

Everything in Tier 2
Plumbing relocations (sink, shower, sometimes toilet)
New electrical layout (recessed lights, GFCI outlets in new spots, sometimes a heated floor circuit)
Built-in niches, bench seating in the shower
Higher end materials: porcelain large-format, marble or marble-look accents, custom glass

Permit is required for Tier 3 because plumbing and electrical are being moved. Budget another $400 to $800 in permit fees and 2 to 4 weeks in permit and inspection scheduling.

Timeline: 6 to 9 weeks.

Week-by-Week: A Real Kendall Tier 2 Remodel

Here is what a 4-week Tier 2 bathroom remodel actually looks like in Kendall. This is the schedule we run for a 7x10 master bath, no plumbing relocation.

Week 1: Demolition and Prep

Day 1: Protect the path from front door to bathroom, plastic on adjacent rooms, drop cloths on floor.
Day 1 to 2: Demo tile, demo vanity, remove toilet, remove old fixtures.
Day 3: Haul debris. Inspect substrate. If we find rotten subfloor or a slab crack, this is where we deal with it.
Day 4 to 5: Popcorn ceiling scrape and first skim coat. Patch any drywall damage from demo.

Week 2: Substrate and Rough Finishes

Day 1 to 2: Second skim coat on ceiling and walls. Sand smooth.
Day 3: Waterproof membrane in the shower (we use Schluter Kerdi or RedGard depending on the layout).
Day 4 to 5: Lay floor tile. Set wall tile in the wet zone.

Week 3: Grout, Paint, and Fixtures

Day 1: Grout floor and walls. Caulk corners and transitions.
Day 2: First coat of paint, ceiling and walls.
Day 3: Second coat paint. Trim install.
Day 4: Vanity install, faucet install, toilet set.
Day 5: Shower trim, hand wand, rain head.

Week 4: Finish and Punch List

Day 1: Glass shower enclosure measured (usually measured at end of week 3, installed early week 4).
Day 2: Glass install.
Day 3: Mirror, lighting fixture, accessories.
Day 4: Final caulk, deep clean, punch walkthrough with homeowner.
Day 5: Touch-ups and handover.

That is 20 working days, end to end. Add a buffer of 3 to 5 days for material backorder or unexpected substrate issues, and you are looking at a 4 to 5 week project.

Materials Kendall Homeowners Actually Pick

We have seen the trends shift hard over the last 24 months. Here is what is moving in Kendall in 2026.

Tile. Porcelain over ceramic, every time. Porcelain holds up better in our humidity, takes a polish that does not fade, and the price gap has closed. Large-format is the dominant choice: 12x24 on the floor, 24x48 on shower walls. Wood-look porcelain plank in a warm oak tone is the second most popular floor pick.

Countertops. Quartz is the default. Brands like Cambria, Caesarstone, and Silestone in Carrara-look or Calacatta-look patterns. Quartz costs a little more than granite but does not stain and never needs sealing. Marble is rare in Kendall because the humidity etches it.

Vanity color palette. Warm neutrals are winning. Walnut, light oak, and matte white in shaker style. Navy blue vanities had a moment but the trend is moving back toward natural wood tones with brushed gold or matte black hardware.

Plumbing fixture finishes. Brushed gold has taken over from polished chrome. Matte black is still strong in modern designs. Brushed nickel is back as a neutral safe pick.

Shower glass. Frameless or semi-frameless clear glass. Nobody is installing framed shower doors anymore.

Lighting. LED disc lights in the ceiling, an over-vanity sconce or two pendants, dimmable everywhere. Warm white at 2700K to 3000K so the bathroom does not feel like a hospital.

How HB 803 Changes the Math in Kendall

Florida HB 803 took effect July 1, 2026. The short version: cosmetic remodel work on a single-family home that totals under $7,500 no longer needs a building permit. Read the full HB 803 breakdown here.

What this means in Kendall specifically:

Tier 1 Budget Refresh jobs almost always qualify. No plumbing moves, no electrical relocations, total under $7,500. Permit-free.
Tier 2 Mid-Range jobs can sometimes split into honest sub-projects under the cap. Example: paint and floor tile in May for $6,800, then vanity and shower tile in September for $7,200. That is two real separate jobs done at different times, and each can be permit-free. What you cannot do is fake-split one project. The law calls that anti-bundling and bans it.
Tier 3 Full Gut jobs still need a permit because plumbing and electrical are being moved. No way around it.

The HOA angle matters in parts of Kendall too. Some of the gated subdivisions in 33196 and around the Hammocks have architectural review committees. Under HB 803, they can no longer demand a permit copy before they approve your bathroom plans. That alone shaves 2 to 4 weeks off the front of the project.

Three Kendall Bathroom Case Studies

These are hypothetical examples built from the kinds of jobs we run weekly.

Case 1. SW 124th Ave near Kendall Drive. 1982 single-family. Tier 1 Budget Refresh.

The owners had been in the house 18 years. Original master bathroom, builder vanity collapsing, tile cracked along the tub. They wanted it done before their daughter's wedding in October. Budget cap: $6,500.

We did a Tier 1: new 48-inch vanity in white shaker with quartz top, new toilet, new faucet, full retile of the tub surround in 12x24 marble-look porcelain, popcorn left in place (homeowner wanted to skip that step), paint walls and trim, new mirror and lighting.

Final cost: $6,400. Permit-free under HB 803. 9 working days start to finish.

Case 2. SW 96th Street near Town & Country. 1976 single-family. Tier 2 Mid-Range.

Family of four with one full bath in the master and a second hallway bath. The master had popcorn ceiling, original 4x4 tile, and a tub the wife wanted gone. They were keeping the plumbing in place (tub stays as a tub, just new tile around it; single vanity stays single).

Scope: full retile, new double vanity (we converted the single-sink countertop to a 60-inch double vanity in the existing footprint, no plumbing move because the rough-in supported two sinks already), popcorn ceiling scraped and smoothed, paint, new glass enclosure on the tub, new lighting using existing boxes, frameless mirror, new exhaust fan in existing location.

Final cost: $14,800. No permit required because no plumbing or electrical was moved. 22 working days.

Case 3. SW 137th Ave in the Hammocks. 1990 single-family. Tier 3 Full Gut.

Owners wanted to convert the master tub-shower combo into a walk-in shower with a built-in bench, move the toilet to gain a few inches of door swing, and install a double vanity where there had only been a single. Full gut, full redesign.

Scope: demo to studs in the wet wall, plumbing relocation for the toilet and one of the new sinks, new shower drain location, new electrical for recessed lighting and a heated floor mat, frameless 60-inch glass shower enclosure, large-format porcelain throughout, custom double vanity with quartz top and brushed gold hardware.

Final cost: $31,200. Permit pulled (this is a Tier 3, plumbing and electrical moved). 7 weeks total including 2 weeks waiting on permit approval and inspections. Homeowner is thrilled with the result.

What Drives the Quote: Five Variables

If you are getting estimates from multiple Kendall remodeling teams and the numbers are all over the map, here is what they are pricing differently:

Tile cost and complexity. A 12x24 floor in straight-set is fast. A herringbone pattern with feature accents takes twice as long and costs more in labor.

Vanity quality. A prefab vanity from a big box store is $400. A semi-custom shaker vanity from a real cabinet supplier is $1,800 to $3,500. Custom built is more.

Plumbing fixture grade. A faucet from the bargain aisle is $90. A Kohler or Delta high-end faucet is $400 to $700. Same physical job to install either one.

Substrate condition. If we open the wall and find rotted blocking or a slow leak in the supply line, that gets fixed before we put tile back. That cost is hard to predict from a walkthrough.

Glass enclosure. A standard frameless enclosure is $1,200 to $1,800. A complex shape (corner with two doors, curved wall, large oversized panel) can run $2,500 to $4,000.

Get itemized quotes, not lump sums. That way you can compare apples to apples.

FAQ: Bathroom Remodeling in Kendall

How long does a bathroom remodel take in Kendall?

A Tier 1 cosmetic refresh runs 7 to 10 working days. A Tier 2 mid-range remodel runs 3.5 to 4 weeks of active work, plus a few days of buffer for materials and substrate issues. A Tier 3 full gut runs 6 to 9 weeks including permit time. Most Kendall jobs we quote are Tier 2, so figure on a calendar month for the work itself.

Do I need a permit for a bathroom remodel in Kendall?

Under Florida HB 803 (effective July 1, 2026), cosmetic remodel work on a single-family home that totals under $7,500 does not need a permit. That covers most Tier 1 refresh jobs. If you are moving plumbing or electrical, a permit is required regardless of cost. The same applies if your property is in a flood-hazard zone, which some Kendall properties near canals or low-lying areas are.

Can my bathroom be remodeled while I am living in the house?

Yes, as long as you have a second bathroom. We set up plastic dust barriers, protect floors along the path, and contain debris in the work zone. If you only have one bathroom, we can sometimes stage the work so the toilet and a temporary vanity stay functional for most of the project, but a 4 to 7 day window without a bathroom is unavoidable. Most Kendall homes have two or more bathrooms, so this is usually not a problem.

What is the best tile for a Kendall bathroom?

Porcelain. Specifically, large-format porcelain in a 12x24 or 24x48 size. It holds up to our humidity, does not stain, and the grout lines are minimized so there is less mildew risk. Marble-look porcelain gives you the high-end appearance without the maintenance headaches of real marble. Wood-look porcelain plank is excellent for the floor if you want a warmer aesthetic.

Should I keep the tub or go to a walk-in shower?

If you have small kids or you ever plan to sell to a family with kids, keep at least one tub in the house. If this is your master and you have a tub elsewhere, a walk-in shower with a bench and a frameless glass enclosure is a huge quality-of-life upgrade and adds resale value with most buyers. In Kendall specifically, the walk-in shower is the trend in masters; tubs stay in the secondary baths.

What is the average cost of a master bathroom remodel in Kendall?

A mid-range master bathroom in Kendall in 2026 runs $14,000 to $19,000 if you keep the plumbing in place. A full-gut redesign with a layout change runs $25,000 to $42,000. Tier 1 cosmetic refreshes can be done for $5,000 to $7,500.

How do I know if my remodel needs a permit under HB 803?

If the total project cost is under $7,500, the home is single-family (not a condo or townhouse), and the work is purely cosmetic (no plumbing moves, no electrical relocations, no structural changes, no gas), and the property is not in a flood-hazard zone, you are exempt. If any of those conditions are not met, a permit is required. When in doubt, call us and we will tell you straight.

Are you insured? What about workers on my property?

Broke & Fixed Home Solutions carries general liability insurance and workers compensation on all crews. We are a fully insured remodeling company, family owned and based in Kendall. Bilingual EN/ES. We will provide insurance certificates on request.

Ready to Plan Your Kendall Bathroom Remodel?

Broke & Fixed Home Solutions runs bathroom remodels across Kendall and the rest of Miami-Dade every week. Family owned. Fully insured. Bilingual EN/ES. Free in-home estimates, response within 15 minutes.

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