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Serving Kendall, FL and surrounding areas. (786) 840-4946
Your patio already has a footprint and often a slab. We enclose it with hurricane-rated windows, proper walls, and air conditioning so it becomes a finished room you use every day - fully permitted through Miami-Dade County.
Enclosed patio rooms in Kendall convert an open-air patio or existing lanai into a finished living space with walls, hurricane-rated windows, and a roof - on an existing concrete slab when conditions allow - most projects take two to four weeks of construction once Miami-Dade County permits are approved, with a total project timeline of six to ten weeks from signed contract to finished room.
The appeal of a patio enclosure is straightforward: you are working with a footprint that already exists. Many homes in Kendall have concrete slabs and a partial roof overhang left over from an original screened porch or lanai - and that head start makes an enclosure faster and often less expensive than a ground-up addition. The challenge in this market is that Miami-Dade County requires all the new windows and structural connections to meet strict wind-resistance standards, which rules out the lightweight screen frames and standard residential glass you might see used in other parts of the country.
If you are weighing a patio enclosure against a more substantial room addition, our solarium installation service covers a glass-intensive approach for homeowners who want maximum natural light in a fully climate-controlled space.
If you walk outside in June and immediately turn around because of the heat, humidity, or mosquitoes, your open patio is not serving you. Kendall's long summer season means an unprotected outdoor space sits empty for five or six months out of twelve. An enclosed room with air conditioning turns that wasted space into somewhere you will actually use.
Screen enclosures are common in Kendall, but they do not keep out rain, and they offer no real protection from the humidity that makes outdoor furniture deteriorate quickly. If your screens are torn, your furniture is moldy, or you are constantly sweeping out water after storms, you are already spending money maintaining a space that is not working. Enclosing it fully solves the problem permanently.
If your household has grown - a new baby, a teenager who needs a study space, a parent moving in - and you are looking for a cost-effective way to add a room, your existing patio footprint is often the best starting point. You already have the slab and a roof overhang in many cases. The enclosure is the next logical step.
If the frames around your current enclosure are corroding, the glass panels are fogged or cracked, or the roof is showing rust or water stains, those are signs the structure has reached the end of its useful life. Rather than repairing an aging enclosure piece by piece, many Kendall homeowners find it makes more financial sense to replace it with a fully enclosed room that will last another twenty to thirty years.
We handle every part of your patio room project - slab assessment, framing, Miami-Dade-approved impact windows, roofing, interior finishing, and cooling - and we manage the full permit process through Miami-Dade County. The first step on every job is checking the existing slab, because older homes in Kendall sometimes have slabs that were not built to support the added load of walls and a roof. We tell you what we find before you commit to anything. For homeowners who want a similar approach on a raised deck rather than a ground-level patio, our patio cover installation service is a related option worth reviewing.
Cooling is always built into the estimate. A sealed room in Kendall's climate without air conditioning is unusable from May through October, so we plan the cooling solution during the design phase - typically a ductless mini-split unit that does not require changes to your existing HVAC system. For homeowners in Kendall's many HOA communities, we also prepare the architectural review package before the permit process begins, so you have written association approval in hand before construction starts.
Best for homeowners with a concrete slab already in good condition - we frame the walls, install hurricane-rated windows, complete the roof, and add cooling without the cost of new foundation work.
Suits homeowners with an existing screen enclosure - we remove the screen frame, install insulated walls and impact glass, and upgrade the roof to meet Miami-Dade wind standards.
For homeowners adding air conditioning and lighting to a new or existing patio room - we install a ductless mini-split system and run dedicated electrical circuits for outlets and fixtures.
Ideal for homeowners in Kendall's planned communities who need help preparing the HOA architectural review package and navigating the full Miami-Dade County permit process before construction begins.
Most homes in Kendall were built between the 1970s and 1990s, and a large number of them came with concrete slabs and covered lanais or screened enclosures that are now at or past the end of their useful life. Enclosing that footprint with proper walls and hurricane-rated glass is a natural next step - and because the slab is already there, it is often more cost-effective than building a room addition from scratch. Miami-Dade County's requirement for impact-rated windows does add cost compared to other parts of Florida, but it also means the finished room holds up when hurricane season arrives. Homeowners throughout Cutler Bay have made this same investment and gained a finished room that their family actually uses year-round.
The flat terrain that characterizes most of Kendall is a factor worth thinking about too. South Florida's rainy season brings daily afternoon thunderstorms from June through September, and on flat lots, water can pool against the base of a new room if the drainage is not addressed during construction. An experienced local contractor will check your yard's drainage pattern before finalizing the foundation design and will grade the slab extension to direct water away from the structure. Homeowners in communities like Kendale Lakes have found that getting this right upfront prevents the moisture problems that show up in poorly planned enclosures a few years down the road.
We ask about the size of your existing patio, whether you have a slab, and what you want to use the room for. This helps us give you a rough ballpark before anyone visits your home. You do not need to have all the answers - the purpose of this call is just to confirm the project is a reasonable fit. Expect a reply within one business day.
We visit your home to measure the space, check your existing slab and roof structure, and walk through your options for windows, doors, flooring, and cooling. This visit usually takes an hour. You get a written estimate within a few days that breaks down the cost by category.
We submit the permit application to Miami-Dade County Building Department and help you prepare any HOA documentation your neighborhood requires. Plan for four to eight weeks for county review. We follow up throughout and keep you informed on where things stand.
We frame the walls, install windows and doors, complete the roof, and finish with drywall, flooring, and electrical. Miami-Dade County inspectors visit at required milestones and at the final sign-off. We walk through the finished room with you and hand over your permit and inspection records.
We visit your home, check the slab, measure the space, and give you a written estimate - no obligation. Most homeowners hear back within one business day.
(786) 840-4946Many Kendall homes from the 1970s and 1980s have slabs that were not built to carry the added weight of walls and a roof. We check your slab during the estimate visit - before you sign anything - and tell you honestly whether it needs repair. Catching this early protects you from mid-project cost surprises.
Every window and glass panel we install must carry Miami-Dade County product approval - the toughest wind-resistance certification in the country. This is a non-negotiable requirement that keeps your homeowner's insurance valid and ensures your room performs in a storm the same way the rest of your home does.
Florida Building CommissionKendall is full of HOA communities, and getting a surprise letter from your association after construction is finished is a problem nobody wants. We handle the HOA approval process before a single nail is driven - so you have written approval in hand before work begins.
Unpermitted additions are one of the most common issues that derail home sales in Miami-Dade County. Every enclosed patio room we complete is fully permitted and inspected through the county. You receive copies of the permit and final inspection record - documentation that protects your home's value for as long as you own it.
South Florida Water Management DistrictEvery enclosed patio room we build in Kendall is permitted, inspected, and built to the standards this county requires - no shortcuts, no gray areas. That means you get a finished room that is genuinely usable, legally documented, and ready to add value to your home the day we hand it over.
A glass-walled solarium brings maximum natural light into your home while maintaining a fully enclosed, climate-controlled interior.
Learn MoreIf a full enclosure is more than you need right now, a patio cover adds shade and weather protection as a practical first step.
Learn MorePermit season in Miami-Dade fills up fast - the sooner we start your application, the sooner your new room is ready to use.