Loading...
Serving Kendall, FL and surrounding areas. (786) 840-4946
South Florida heat makes most outdoor spaces unusable for months at a time. We build insulated, climate-controlled rooms you can actually enjoy every day of the year - built to Miami-Dade hurricane standards, fully permitted.
All season rooms in Kendall are fully insulated, climate-controlled room additions that function like the inside of your home - with proper windows that seal tight, dedicated cooling, and construction built to Miami-Dade hurricane standards - most projects take four to eight weeks of construction once permits are approved, and can be built on an existing slab or a new foundation.
Unlike a screened porch or a basic three-season room, an all season room in Kendall has to handle South Florida's real conditions: summer heat indices regularly above 100 degrees, daily afternoon thunderstorms from June through September, and a hurricane season that runs half the year. That means insulated walls, properly sized cooling, and windows rated for the wind loads Miami-Dade County requires. When those things are done right, the room becomes genuinely usable every day - not just during the brief stretch of mild winter weather.
Many homeowners come to us after spending years barely using a screened lanai. If you are weighing all your options, our enclosed patio rooms page covers a related approach for homeowners who want to enclose an existing patio footprint rather than build a new addition.
If you walk past your screened porch or lanai every day from May through October without stepping into it, that space is not working for you. In Kendall, a screened enclosure without climate control is genuinely uncomfortable for five to six months of the year. An all season room with proper cooling changes that - you use the space every day, not just when the weather cooperates.
If your family has outgrown the layout - you need a home office, a playroom, a guest space, or somewhere to gather - an all season room adds that square footage without a full interior renovation. Many Kendall homeowners find it is significantly less expensive to add an all season room than to upsize to a larger home in the current market.
Rust stains on the frame, cracked or warped panels, gaps where screen meets frame, or a roof that leaks during afternoon thunderstorms are all signs your existing structure has reached the end of its useful life. Rather than patching a deteriorating enclosure, many Kendall homeowners replace it with a fully enclosed, climate-controlled room that will last decades longer.
If a home inspector, insurance adjuster, or contractor has flagged your existing enclosure as not meeting Miami-Dade wind-resistance requirements, you may face a situation where your homeowner's insurance will not cover damage to that structure. Replacing it with a properly permitted all season room built to current standards resolves that exposure and gives you a space you can use year-round.
We handle every part of your all season room project - from the foundation and framing to Miami-Dade-approved impact windows, roofing, interior finishing, and cooling. For homeowners converting an existing screened porch or lanai into a true all season room, we assess what can be reused and what needs to be upgraded to meet current wind-resistance standards. Most existing screen frames do not meet today's requirements, which means new framing and properly rated glass are almost always part of the scope. For homeowners who want a fully glazed space with glass walls that capture natural light all year, we can also walk you through our four season sunrooms service, which takes that concept further.
Climate control is always part of the design from day one - not an afterthought. In Kendall, a room without proper cooling is unusable for the better part of the year, so we plan the cooling solution before framing begins and size it specifically for your room's square footage and the local climate. We also manage the full Miami-Dade County permit process and, for homeowners in Kendall's HOA communities, help prepare the architectural review submission so approval is in hand before construction starts.
Best for homeowners starting from scratch - we pour the slab, frame the walls, install insulated panels and impact windows, and run electrical and mini-split cooling.
Suits homeowners with an existing screened porch or lanai - we enclose the space with insulated walls and impact glass and add a dedicated cooling system.
For homeowners whose current room is undersized or outdated - we extend the footprint, upgrade windows to Miami-Dade-approved glass, and update the climate control.
Ideal for homeowners in Kendall's planned communities who need help navigating both the HOA architectural review and the Miami-Dade County permit process before construction begins.
Kendall sits in Miami-Dade County, which has some of the strictest wind-resistance building requirements in the country - requirements that were significantly strengthened after Hurricane Andrew in 1992. That means every all season room addition here must use windows and a roof structure engineered for high-wind conditions. It adds real cost compared to other parts of Florida, but it also means your room is built to handle a major storm - not just mild weather. The same Miami-Dade standards that protect your main home protect your new room too. Homeowners in communities like Kendale Lakes know exactly how important this is after watching older enclosures fail in past storm seasons.
The other factor that shapes all season room projects in this area is the heat. Kendall averages over 250 sunny days per year, and summer heat indices regularly exceed 100 degrees. That makes climate control non-negotiable - not a luxury add-on. Contractors who work regularly here size the cooling system for South Florida's extreme summer conditions, not a national average. The result is a room you can actually sit in on a July afternoon with the doors closed and the mini-split running. Homeowners throughout Westchester have found that a properly cooled all season room becomes one of the most-used spaces in their home - summer included.
We ask about the size of the space you have in mind, what you want to use the room for, and whether you are building on an existing slab or starting fresh. This is not a sales call - it helps us tell you whether your project is a good fit and what a realistic budget range looks like. Expect a reply within one business day.
We visit your home to measure the space, assess site conditions, and discuss window placement, roofline, and interior finish level. In Kendall, this always includes a conversation about HOA requirements and drainage - both affect the final design and cost.
We submit the permit application to Miami-Dade County Building Department and help you prepare any HOA submission documents. Plan for four to twelve weeks for county review. We keep you updated on where things stand throughout.
We prepare the site, pour or extend the slab, frame walls, install windows, complete roofing, and run electrical and cooling. Miami-Dade County inspectors visit at required milestones. We walk you through the finished room and hand over your permit and inspection records.
We visit your home, review your space, and give you a written estimate - no obligation. Most Kendall homeowners hear back within one business day.
(786) 840-4946Every window and door we install must meet Miami-Dade County's hurricane impact standards - the toughest in the country. This is a non-negotiable requirement that protects your room during storm season and keeps your homeowner's insurance valid. We source only products carrying Miami-Dade product approval.
National Association of Home BuildersKendall is home to a large number of planned communities with active homeowners associations. We factor HOA timelines into the project schedule and prepare the architectural submission on your behalf - so you are not caught between your contractor and your association board after work has already started.
Unpermitted additions are one of the most common and costly problems Kendall homeowners discover when they sell. Every all season room we complete goes through the full county permit and inspection process. The documentation is yours to keep and will be on record with Miami-Dade County.
We size and specify the mini-split or HVAC connection for your specific room and Kendall's extreme summer conditions - not a national average. An undersized system in this climate means a room that is still uncomfortable in July. We get that right from the start.
U.S. Department of Energy - Ductless Mini-Split Heat PumpsEvery all season room we build in Kendall is designed for this specific climate and built to the standards this county requires - nothing is skipped to save time or money on the front end. That approach means fewer problems for you down the road, and a room that is genuinely usable from the day we hand over the keys.
Convert an existing open patio into a finished, air-conditioned room using your current slab as the foundation.
Learn MoreFull four-season sunroom additions with glazed walls and dedicated climate control for year-round use.
Learn MoreMiami-Dade permit backlogs fill up throughout the year - reaching out now keeps your project on track for the timeline you want.