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Serving Kendall, FL and surrounding areas. (786) 840-4946
Your patio has potential you are not getting to use. A properly built enclosure keeps out the bugs, the rain, and the afternoon heat so you can actually spend time out there - every month of the year.
Patio enclosures in Kendall convert an existing outdoor patio into a protected living space using aluminum framing with screens, glass panels, or a combination of both - a straightforward screened enclosure on an existing slab usually takes one to two weeks of active construction after Miami-Dade County permits are approved.
The difference between a patio enclosure and a full room addition is that you are mostly working with the outdoor footprint you already have. If your home has a concrete slab, that often serves as the foundation, which keeps costs lower and construction faster. The result is a real room - not just a covered porch - that you can furnish and use every day. Homeowners who want a fully climate-controlled version of this space should look at our custom sunrooms or enclosed patio rooms options, which include insulation and HVAC connection.
Every patio enclosure we build in Kendall requires a building permit - that is not optional in Miami-Dade County, and any contractor who suggests otherwise is creating a problem for you. We handle all permits and inspections from start to finish.
If your patio furniture sits unused for most of the year because the mosquitoes are unbearable or the afternoon sun makes it feel like an oven, that is a clear sign an enclosure would change how you live in your home. Kendall's warm, humid climate means mosquito season is essentially year-round, and an unprotected patio is genuinely uncomfortable for much of the day during summer months.
If you notice standing water on your patio slab after a heavy rainstorm - common during Kendall's June-through-October rainy season - that water is sitting against your home's foundation and potentially working its way under your door threshold. An enclosure with proper drainage design addresses this directly and protects the slab and foundation from repeated water exposure.
If your family has outgrown your indoor living space but a full home addition feels like too much disruption and expense, a patio enclosure is often the most practical middle ground. You are working with a slab that already exists, and the project stays outside the main structure of your home. The result is a real room that you can furnish and use every day.
If you already have a screened enclosure and you are noticing torn or sagging screens, rust stains running down the frame, or gaps where the frame pulls away from the house, that structure has reached the end of its useful life. In South Florida's salt air and humidity, aluminum frames and screen mesh degrade over time, and an aging enclosure that is not sealed properly can let in water and debris. Replacing it now - before storm season - is much easier than dealing with storm damage.
Most homeowners choose between a screened enclosure, a glass sunroom, or a hybrid design that uses both screens and glass panels. Screened enclosures let in the breeze and keep out insects - they are the most budget-friendly option and a great fit for homeowners who prioritize airflow and outdoor feel. Glass sunrooms use solid glazing panels that allow full climate control and protection from rain, making them closer to a full room addition. We also handle enclosed patio rooms for homeowners who want a finished interior with insulation, and custom sunrooms for projects that need a tailored design approach.
Every build starts with an on-site estimate where we measure your patio, inspect your existing slab, check drainage grades, and note any HOA restrictions. You will receive a written quote within a few days covering all costs. We specify only materials that carry Miami-Dade County product approval - the county's own tested and certified list of materials cleared for high-wind construction.
Best for homeowners who want maximum airflow, full bug protection, and the lowest project cost while still gaining a usable outdoor room.
Best for homeowners who want a fully enclosed, climate-controlled space they can use comfortably even during Kendall's hottest months.
Best for homeowners who want the flexibility to open the space on cool days and close it fully when storms or heat arrive.
Best for homes that already have a concrete patio slab in good condition, which reduces foundation work and overall project cost.
Miami-Dade County's building requirements for wind resistance are among the toughest in the country, put in place after Hurricane Andrew reshaped the area in 1992. Every patio enclosure built here must be designed to withstand serious wind loads using framing and panels that have been tested and certified for Miami-Dade conditions. That means you will pay more than a national price guide might suggest - but you are also getting a structure built to stay put when storm season arrives. The National Association of Home Builders notes that climate-appropriate construction is one of the strongest predictors of long-term home improvement value.
Kendall's flat terrain and proximity to the Everglades means water drainage is a real design consideration on every project. Most lots here have very little natural slope, so water from heavy summer rains has nowhere to go quickly. A poorly designed enclosure can trap water against your home's foundation or create standing water inside the enclosure itself. We assess drainage grades during every on-site estimate and design the floor slope and drainage details around what your specific yard actually does with water. Homeowners in Westchester and Kendale Lakes deal with the same flat-lot conditions, and proper drainage planning is standard on every project we do in those neighborhoods.
Reach out by phone or the contact form and you will hear back within one business day. We ask a few quick questions - your patio size, HOA situation, and what you want to use the space for - to make sure we come to your site visit prepared.
We come to your home, measure the patio, inspect the slab, and walk through your options. A written quote follows within a few days and covers all costs including permit fees. No vague line items, no surprises after you sign.
If your neighborhood has an HOA, we help you prepare the submission before any permit application goes to Miami-Dade County. Once HOA approval is in hand, we submit the permit and follow up with the county throughout the review - which can take several weeks.
Once the permit is approved, a screened enclosure typically takes one to two weeks of active work. A glass sunroom may run three to four weeks. The county inspector signs off on the completed work before the job is officially closed out.
Permit timelines in Miami-Dade move slowly - the sooner we start the paperwork, the sooner you are sitting in your new space. Free on-site estimates, no obligation.
(786) 840-4946Every framing system, screen panel, glazing unit, and fastener we specify carries Miami-Dade County product approval - the county's own certification for materials tested to local wind standards. We do not substitute cheaper unapproved materials after you have signed. When you compare bids, ask each contractor to confirm that every item in their quote carries Miami-Dade approval.
Kendall has more HOA-governed communities than most homeowners realize, and each one has different requirements for exterior additions. We help you prepare and submit the HOA documentation before any permit application goes to the county - so you are not discovering HOA objections after construction has started.
South Florida's flat lots mean water management is part of every enclosure project we build. We design the floor slope and drainage details based on how rain actually moves across your specific yard - because an enclosure that creates a new flooding problem is not a finished project. The{' '}Florida Building Code requires proper drainage for all enclosed structures, and we treat it as a baseline, not an upgrade.
You can look up any contractor's Florida license in a few minutes on the Florida Department of Business and Professional Regulation website - and you should, for every contractor you consider. A current license means the contractor is legally authorized to do structural work on your home. Ask for the license number before you sign anything, and verify it yourself.
A patio enclosure that is built right, permitted correctly, and designed for Kendall's specific conditions is an asset when you sell. One that cuts corners on materials, skips the permit, or ignores drainage can become a liability. Verify any contractor you consider at the Florida DBPR license lookup before signing anything.
For homeowners who want a fully tailored design - custom footprint, materials, and features - rather than a standard enclosure layout.
Learn MoreA step beyond a screened enclosure - fully enclosed and finished patio rooms with insulation and the option for HVAC connection.
Learn MoreMiami-Dade permit reviews take time - contact us today and we will get the process moving so your new space is ready well before the next rainy season.