Miami, FL · Miami-Dade County
Licensed, permitted kitchen remodels for Miami homeowners and condo owners — we handle the HVHZ requirements, the HOA paperwork, and the permit.
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Permits & Regulation in Miami
Cabinet and vanity replacement in the same configuration is typically permit-exempt in Miami-Dade — but that exemption disappears the moment plumbing, ventilation, or electrical circuits are relocated or altered, which covers most real kitchen remodels (new island, moved sink, upgraded circuit for an induction range). Plan on a building permit and a 10-15 business day review for anything beyond a straight cabinet swap.
Condo kitchens add a second layer: under Florida Statute §718.113, your association has to approve material alterations before work starts, and kitchen plumbing usually ties into a shared building riser — exactly the kind of change that requires it. Skipping this step is the single most common cause of a stopped kitchen project we see in Miami's condo buildings.
And because all of Miami-Dade sits in the HVHZ, any window replaced during the remodel — over the sink, in a breakfast nook — needs a Miami-Dade NOA rating, regardless of how minor the rest of the kitchen work is.
Sources: Miami-Dade Permit Exemptions, Miami condo remodeling HOA rules
Know Who's Working In Your Home
Of the unlicensed-contractor cases that have moved through Miami-Dade courts in 2025-2026, kitchens show up disproportionately — likely because the ticket size (cabinets, countertops, appliances) is large enough to justify a big upfront deposit, and homeowners are less likely to know what a properly pulled kitchen permit looks like. Reported cases this year include a homeowner who paid over $39,000 for a kitchen renovation and was left with a space that didn't function, and a case involving over $135,000 in alleged losses across two unlicensed contractors on one project.
Before any deposit changes hands, verify the license at myfloridalicense.com and ask to see the permit application before demo starts — not after.
Sources: NBC Miami: unlicensed contractor kitchen case, CBS Miami: $135K contractor fraud case
Materials & Sourcing
Miami has a strong local supply chain for kitchen materials — Modern Interior Mall for slabs, tile, and cabinetry, VelArt Designer Kitchens & Baths for custom European-style cabinets, and Miami Design Group for fixtures. If you're pricing your own materials before getting quotes, worth a showroom visit to see slab and cabinet finishes in person before committing — photos online consistently misrepresent quartz and porcelain veining.
Common Questions
A kitchen remodel in Miami typically runs $10,000–$68,000, depending on scope. A cosmetic refresh (cabinet refacing, countertops, backsplash, no layout change) runs $10,000–$18,000. A mid-range remodel (new cabinets, countertops, appliances, some layout changes) runs $26,000–$42,000. A full gut-and-rebuild (new layout, plumbing/electrical moves, high-end finishes) runs $42,000–$68,000. We give a written, fixed-price quote after seeing the space, not a phone estimate.
If you're replacing cabinets, a vanity-equivalent, or paneling in the same configuration, that alone is typically permit-exempt. The moment plumbing, ventilation, or electrical circuits are relocated or altered — which is most full kitchen remodels — a Miami-Dade building permit is required.
In almost every case, yes. Florida Statute §718.113 requires association approval before material alterations, and kitchens usually involve plumbing tied to shared building risers — exactly the kind of change associations require review for.
Any window replaced as part of the project needs a Miami-Dade Notice of Acceptance (NOA) rated for HVHZ wind loads. It doesn't affect cabinetry or countertops, but it does affect any window over a sink or in a breakfast nook that gets swapped during the remodel.
Look them up at myfloridalicense.com by name or license number. D&Co Homes is licensed as CGC1531095.
Florida Licensed General Contractor · CGC1531095
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