Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterConstruction in Pembroke Pines, FL
Kitchen remodeling in Pembroke Pines runs $14,000-$45,000 for a full job, and most of the work we quote involves older CBS homes where the rough plumbing, electrical, and framing were set before Florida’s post-Hurricane Andrew code took effect. The city’s pre-1994 housing stock, concentrated east of University Drive, carries the planning and retrofit costs newer subdivisions don’t. Call (470) 298-9650 and we’ll put the number in writing before anyone picks up a tool.
Why Pembroke Pines Homes Are Different
Pembroke Pines holds one of Broward County’s largest inventories of pre-1994 concrete block and stucco homes, and Florida’s property insurance crisis has turned that inventory into a retrofit economy. Thousands of homeowners east of University Drive are being told by carriers to install hurricane straps, secondary water barriers, and impact-rated openings just to keep a policy. The work isn’t cosmetic; it’s the difference between a renewal letter and a non-renewal notice.
Broward County permit reviewers flag roof-to-wall connector deficiencies so routinely in eastern Pembroke Pines subdivisions that wind mitigation packages have become a standalone product here. Bundled strap retrofits, roof deck re-nailing to FBC standards, and opening protection are now the entry ticket to insurability. Meanwhile, much of the city sits within FEMA AE and X flood zones tied to Broward’s canal-laced drainage grid, so any addition or major renovation must meet finished floor elevation requirements that add engineering cost. The summer humidity and standing water also degrade stucco, fascia, and roof underlayments faster than the replacement cycles most pre-2000 homeowners assume.
Our Main Pembroke Pines Services
Two services dominate the calls we field from Pembroke Pines homeowners, both driven by the same insurance and flood-zone pressures that shape the city’s older eastern neighborhoods.
Fence Installation in Pembroke Pines
Fence work in Pembroke Pines is rarely a simple post-and-panel job. The eastern neighborhoods were laid out before modern setbacks and drainage were standardized, so a new fence often means working around mature root systems, canal easements, and HOA design books that specify material and height down to the hardware. We quote the job flat, in writing, after the fence line is measured against the plat. See the full scope on our Fence Installation in Pembroke Pines page.
Driveway & Pavers in Pembroke Pines
Paver and driveway work here has to answer for flood-zone elevation rules, not just curb appeal. In Pembroke Pines, a paver driveway that changes the grade can trigger a drainage review, so we pull the permits and document the base compaction before the first paver is set. The result is a flat price with no change-order surprises. Details and pricing are on the Driveway & Pavers in Pembroke Pines page.
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.
- 4
You approve before work beginsNothing starts until you say go.
BeforeAfterKitchen Remodeling in Pembroke Pines
A full kitchen remodel in Pembroke Pines typically runs $14,000-$45,000, and the range is set by what’s behind the drywall. Homes built before 1994 east of University Drive commonly have undersized electrical panels, cast-iron drain lines at the end of their useful life, and wall cavities that were never framed for today’s appliance loads. Our Kitchen Remodeling quotes account for those conditions in writing before we open the first wall, because finding them after demo is how budgets break.
The humidity that defines a Pembroke Pines summer also shapes the material choices. Plywood cabinet boxes hold up better than particleboard in a kitchen that cycles between air conditioning and open-door humidity, and we spec hinges and slides that don’t swell in the wet months. That’s not a preference; it’s what the climate demands.
Full Kitchen Remodeling
Signs you need it
The layout fights you daily, the cabinets are delaminating at the toe kicks, and the wiring won’t support a modern cooktop without tripping the panel.
What it costs in Pembroke Pines
A full kitchen remodel in Pembroke Pines runs $14,000-$45,000 depending on footprint, panel upgrades, and whether load-bearing walls move.
How we do it
We document the existing conditions with photos, write the flat scope and material list, pull permits, then sequence demo, rough-in, inspection, and finish work without an unsigned change order.
Cabinets & Countertops
Signs you need it
Drawer fronts sag, the face frames are separating at the joints, or the countertop seams have opened enough to catch a fingernail.
What it costs in Pembroke Pines
Cabinet installation runs $4,000-$13,000 and countertop installation $2,000-$6,500 in this market.
How we do it
We level the base cabinets on shims, set the uppers on a ledger, then template the countertop surfaces after the boxes are locked in place, so the stone or quartz fits the room rather than the drawing.
Backsplash, Tile & Flooring
Signs you need it
Grout lines are cracking along the countertop joint, or the tile was set over drywall that’s now spongy behind the sink.
What it costs in Pembroke Pines
Backsplash installation runs $800-$2,500; flooring is quoted separately after we see the subfloor.
How we do it
We pull the old finish down to a stable substrate, apply a waterproof membrane in wet zones, and set tile with a leveling system that keeps lippage under a sixteenth of an inch.
What Kitchen Remodeling Costs in Pembroke Pines
| Item | Typical range in Pembroke Pines |
|---|---|
| Full kitchen remodel | $14,000-$45,000 |
| Small kitchen remodel | $9,000-$20,000 |
| Kitchen island installation | $3,000-$10,000 |
Will a kitchen remodel raise my Pembroke Pines home’s insured value?
Yes, but the insurer cares most about electrical and plumbing upgrades. Renovating a pre-1994 kitchen without addressing the panel and supply lines won’t move your wind mitigation or underwriting picture much. Call (470) 298-9650 to talk through scope before you set a budget.
How long does a kitchen remodel take in Pembroke Pines?
Most full kitchen remodels run six to ten weeks from demo to final inspection. Permitting in Pembroke Pines adds time when plan review is backed up, which is why our written scope includes the permit schedule before work starts.
Bathroom Remodeling in Pembroke Pines
A bathroom remodel in Pembroke Pines runs $9,000-$28,000 for a full job, and on the city’s pre-1994 CBS homes the cost driver is usually what’s hiding behind the original tile. Cast-iron drains, undersized venting, and water-damaged subfloor are common in eastern Pembroke Pines bathrooms that have never been opened since construction. Our Bathroom Remodeling scope is written after we open a small probe hole and document what’s actually there, so the flat price reflects the house, not a wish.
The moisture load here matters too. A Pembroke Pines bathroom that isn’t properly exhausted will feed mold into the drywall and cabinets within a season, which is why we quote exhaust fan upgrades as part of the scope rather than an add-on.
Walk-In Showers & Shower Remodeling
Signs you need it
The shower pan is weeping at the corners, or the tile is pulling away from the wall in a pattern that suggests the substrate behind it is failing.
What it costs in Pembroke Pines
Walk-in shower installation runs $4,500-$12,000; a shower replacement runs $3,000-$8,500 depending on waterproofing scope.
How we do it
We tear out to the studs, install a bonded waterproof membrane system on the walls and pan, then flood-test the pan before any tile is set.
Tub-to-Shower Conversion
Signs you need it
The tub is original to a pre-1994 home, the enamel is worn through to cast iron, and the surrounding tile grout is failing.
What it costs in Pembroke Pines
A tub-to-shower conversion in Pembroke Pines runs $3,500-$10,000, including drain relocation where the original tub trap won’t accept a shower drain.
How we do it
We remove the tub down to the plumbing, reconfigure the drain to code, rebuild the walls with cement board and a waterproof membrane, then set the shower base and tile.
What Bathroom Remodeling Costs in Pembroke Pines
| Item | Typical range in Pembroke Pines |
|---|---|
| Full bathroom remodel | $9,000-$28,000 |
| Small bathroom remodel | $5,000-$12,000 |
| Bathroom vanity installation | $800-$3,000 |
Do I need a permit to remodel a bathroom in Pembroke Pines?
Yes, any job that touches plumbing, electrical, or structural framing needs a Broward County permit through Pembroke Pines. We pull the permit and schedule inspections as part of the written scope. Call (470) 298-9650 for a flat quote that includes it.
Will a bathroom remodel address mold and humidity in a Pembroke Pines home?
It can if the ventilation is fixed as part of the scope. We quote proper exhaust fans, waterproof membranes, and moisture-rated drywall so the new bathroom doesn’t repeat the old one’s failure mode.
Roofing in Pembroke Pines
Roof replacement in Pembroke Pines runs $8,000-$20,000, and for the pre-1994 CBS homes east of University Drive the number is inseparable from the insurance question. Many of those roofs are first-generation three-tab or concrete tile at the end of their insurer-accepted lifespan, and carriers are issuing non-renewal notices to homeowners who can’t produce a passing wind mitigation inspection. Our Roofing quotes are written after we inspect the deck, the roof-to-wall connectors, and the underlayment, because those are the items the inspection report will test.
The flat, canal-laced geography of Pembroke Pines means most roofs are low or medium slope, which changes the underlayment and flashing details. Standing water after summer storms finds every compromised lap and penetration fast, so we document the existing condition in photos before proposing any repair or replacement.
Roof Repair
Signs you need it
You have a water stain on the ceiling, lifted or missing shingles, or granule loss at the downspouts after heavy rain.
What it costs in Pembroke Pines
Roof repair in Pembroke Pines runs $400-$1,800; tile roof repair runs $600-$2,500 depending on the extent of the tile and underlayment damage.
How we do it
We locate the leak from the underside, document the deck condition, then repair the underlayment and reset or replace the surface material to manufacturer detail.
Roof Replacement & Installation
Signs you need it
The roof is beyond its insurer-accepted age, the decking is soft in multiple locations, or the roof-to-wall connectors failed a wind mitigation inspection.
What it costs in Pembroke Pines
A full roof replacement in Pembroke Pines runs $8,000-$20,000; metal roof installation runs $15,000-$40,000.
How we do it
We tear off to the deck, re-nail the sheathing to FBC standards where required, install secondary water barrier, then set new underlayment and the chosen roof covering with signed change orders for any deck replacement found underneath.
What Roofing Costs in Pembroke Pines
| Item | Typical range in Pembroke Pines |
|---|---|
| Roof replacement | $8,000-$20,000 |
| Roof repair | $400-$1,800 |
| Tile roof repair | $600-$2,500 |
Can you replace a roof without my insurance dropping me?
We can install a roof that passes a wind mitigation inspection, which is what most carriers in Pembroke Pines require to continue coverage. The documentation we leave behind, including the re-nailing and connector photos, is what the inspector will look for. Call (470) 298-9650 for a flat written quote.
How long does a roof replacement take in Pembroke Pines?
Most single-family roof replacements run three to five working days from tear-off to final inspection. Weather delays are the variable, and our written scope schedules the permit and inspection windows up front.
Windows & Doors in Pembroke Pines
Impact window installation in Pembroke Pines runs $8,000-$25,000, and for homeowners in the pre-1994 neighborhoods east of University Drive this is often the single most direct insurance mitigation available. Carriers writing policies in Pembroke Pines want impact-rated openings or shutter systems on the wind event checklist, and the older aluminum single-pane windows common to that housing stock fail the test outright. Our Windows & Doors quotes are written with the product approval numbers and design pressure ratings on the scope, because that’s what the inspector will check against the Florida Building Code.
The heat and UV load here also punish cheap frames and weatherstripping. We spec thermally broken frames and low-E glass packages that hold up to the summer sun without warping, and we document the existing opening condition before ordering anything.
Impact Windows & Doors
Signs you need it
Your current windows are original aluminum single-pane units, your insurer has asked for a wind mitigation report, or you’ve received a non-renewal notice tied to opening protection.
What it costs in Pembroke Pines
Impact window installation in Pembroke Pines runs $8,000-$25,000 depending on opening count and product line.
How we do it
We measure every opening, order the impact-rated units to the design pressure required for your wind zone, pull the permit, and install with the manufacturer’s anchoring detail and the sticker visible for the inspector.
Window Replacement
Signs you need it
Frames are pitted or corroded, the glass fogs between panes, or you feel air moving around the sash on a windy day.
What it costs in Pembroke Pines
Standard window replacement runs $4,500-$15,000 in this market, depending on count and frame material.
How we do it
We remove the old unit down to the rough opening, correct any rot or substandard framing, flash the opening to code, set the new window level and square, and seal the perimeter before trim.
What Windows & Doors Costs in Pembroke Pines
| Item | Typical range in Pembroke Pines |
|---|---|
| Impact window installation | $8,000-$25,000 |
| Window replacement | $4,500-$15,000 |
| Door installation | Quoted after opening inspection |
Do impact windows actually lower insurance premiums in Pembroke Pines?
They typically improve the wind mitigation score, which is what most carriers use to price and renew policies. The actual premium change depends on your carrier and the rest of the mitigation report. Call (470) 298-9650 for a written scope that includes the product approvals your inspector needs.
Can you replace just the glass or do I need full frame replacement?
On pre-1994 Pembroke Pines homes, the original aluminum frames usually don’t meet current design pressure requirements, so full frame replacement is often the only code-compliant path. We’ll document what’s there and quote what actually works.
Home Additions & ADU in Pembroke Pines
A home addition in Pembroke Pines runs $45,000-$130,000, and a detached ADU runs $90,000-$220,000 before site constraints are priced. The binding constraint in much of this city is the FEMA AE flood zone: any addition or new build must meet finished floor elevation requirements that add fill, foundation cost, and engineering review. Our Home Additions & ADU scopes are written after we check the flood zone designation and the finished floor elevation certificate for your lot, because that number dictates the foundation design and the permit path.
The pre-1994 CBS homes east of University Drive also carry undersized electrical panels, which means an ADU with a kitchen and laundry often requires a service upgrade before the unit can be powered. We price that into the flat scope rather than discovering it at rough-in.
Garage Conversion ADU
Signs you need it
The garage is used for storage, the lot won’t support a detached build, and you need a rentable or family unit without changing the footprint.
What it costs in Pembroke Pines
A garage conversion ADU in Pembroke Pines runs $30,000-$80,000, with the range set by the flood elevation requirements and panel capacity.
How we do it
We verify the existing slab against the finished floor elevation, design the unit within the existing footprint, pull the conversion permit, and bring the electrical, plumbing, and insulation to residential code before finish work begins.
New Detached ADU
Signs you need it
The lot has rear yard access and setback room, the flood zone allows a raised foundation, and the electrical service can be upgraded without a transformer change.
What it costs in Pembroke Pines
A new detached ADU in Pembroke Pines runs $90,000-$220,000 depending on size, foundation type, and utility runs.
How we do it
We survey the lot for flood elevation and setbacks, design the unit, pull the permits, then build from the foundation up with a documented photo record at every inspection point.
What Home Additions & ADU Costs in Pembroke Pines
| Item | Typical range in Pembroke Pines |
|---|---|
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
| Garage conversion | $30,000-$80,000 |
Do I need flood zone approval for an ADU in Pembroke Pines?
Yes, if your lot sits in a FEMA AE zone, the finished floor elevation and foundation design must be reviewed as part of the permit. We pull the elevation certificate and design to that number from the start. Call (470) 298-9650 for a flat quote.
Can you build an ADU on a pre-1994 Pembroke Pines lot without upgrading the main panel?
Usually not, because most pre-1994 panels east of University Drive were sized for far less load than a modern ADU requires. We include the service upgrade in the written scope and price it before the first permit is filed.
Brands We Service in Pembroke Pines
Rowan Construction Group installs and services product lines from Sakrete for concrete and paver bases, and we coordinate prefabricated ADU systems from Abodu and Cover where the lot and flood zone allow. Parts for these systems are sourced through our South Florida supply chain, with the documentation trail included in your project file. See our brands for the full list.
Pricing for Construction in Pembroke Pines, FL
| Service | Typical range in Pembroke Pines |
|---|---|
| Full kitchen remodel | $14,000-$45,000 |
| Full bathroom remodel | $9,000-$28,000 |
| Roof replacement | $8,000-$20,000 |
| Impact window installation | $8,000-$25,000 |
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
| Garage conversion | $30,000-$80,000 |
| Paver driveway installation | $7,000-$18,000 |
| Vinyl fence installation | $3,500-$9,000 |
| Concrete driveway installation | $4,500-$12,000 |
| Roof repair | $400-$1,800 |
| Bathroom vanity installation | $800-$3,000 |
What pushes a Pembroke Pines quote up is almost always the pre-1994 condition of the home: undersized panels, missing roof-to-wall connectors, failed tile underlayment, and flood-zone elevation requirements. Under the Haven Standard, Clause 1, the price is written before anyone starts, and no change proceeds without a signed change order, which is why our Pembroke Pines projects finish within a few percent of the agreed number.
Neighborhoods We Serve in Pembroke Pines
We work across Pembroke Pines, from the pre-1994 CBS tract homes east of University Drive to the post-Andrew planned communities west toward the Everglades. Our crews are scheduled from the South Florida office and typically reach Pembroke Pines job sites within a standard service window.
- Chapel Trail
- Silver Lakes
- Pembroke Falls
- Pembroke Lakes
- Westfork
Service Area - Cities Near Pembroke Pines
Rowan Construction Group serves Pembroke Pines and the surrounding Broward and Miami-Dade corridor. Homeowners in Miami Gardens, FL, Plantation, FL, Hialeah, FL, and North Miami Beach, FL can reach the same written-price process by calling (470) 298-9650.
Serving Pembroke Pines, FL - Our Local Coverage Area
We’re based in the Pembroke Pines 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 Construction in Pembroke Pines
Scheduling depends on the permit queue and the scope, but we provide a written start window after the permit is filed. Construction work of this type is quoted and scheduled, not dispatched same-day. Call (470) 298-9650 to get your project on the calendar.
Yes, many Pembroke Pines communities, including the post-Andrew planned developments, have design books covering exterior materials, window styles, fence heights, and ADU placement. We review the HOA requirements before finalizing a written scope.
Yes, permits are pulled and inspections are passed as part of every project where they apply. The permit schedule and the inspection pass record are included in the documented photo record you receive, under the Haven Standard.
What happens when you call
- 1A real person answersNo phone trees - talk to a local construction pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Pembroke Pines Customers Say
"Solid work, decent crew, and the site was left tidy every evening."
- Pearl A."Final invoice was within two percent of the contract. Every change was priced and signed before anyone picked up a tool."
- Malcolm T."Fence and retaining wall along a sloped boundary. They photographed the footing depth at each post, which mattered when the county inspector came."
- Iona F.