Kendall is where a large part of Miami-Dade actually lives. It is not a city in its own right but a sprawling suburban area stretching west from the Palmetto, made up of subdivisions, townhome communities and family homes built mostly from the nineteen seventies through the two thousands.
That mix of decades is the defining fact for flooring here. A house off Kendall Drive built in 1978 and a townhome in West Kendall finished in 2004 sit on very different slabs and call for very different preparation. Our team works across the whole area, in homes and in the commercial spaces along the main corridors, and every project starts with a free in home estimate.
Three things come up on most jobs in this area.
The slab depends on the decade. Homes from the seventies and early eighties often sit on slabs poured without a modern vapor barrier, and moisture moves up through them continuously. Homes from the nineties onward generally do have one. Because Kendall contains both in equal measure, the age of the house determines the approach more than the address does.
Storm history. Hurricane Andrew came through this area in 1992, and a great deal of Kendall was rebuilt or repaired in the years that followed. That work varied enormously in quality. It is not unusual to open up a floor here and find a slab that was patched rather than properly repaired thirty years ago.
Family homes, heavy use. This is family territory, with children, pets and full houses. Flooring here has to survive real daily use, which pushes most homeowners toward scratch resistant and water resistant materials rather than delicate ones.
Kendall covers an enormous area, and the housing changes noticeably as you move across it.
The original core, built out through the seventies and eighties. Single family homes on established lots with mature landscaping, and slabs that have had fifty years to settle. Leveling and moisture assessment are standard parts of the job on these houses.
Newer development, largely from the late eighties through the two thousands. Gated communities, townhomes and larger single family homes. Slabs are in better condition and generally poured with a barrier, which opens up more material options.
Established residential streets with larger properties and a fair number of homes built in the sixties and seventies. Whole home renovations are common here, often replacing original tile or terrazzo that has been down for decades.
Planned communities of single family homes and townhomes, much of it rebuilt after 1992. HOA requirements apply in parts of these areas, particularly around exterior work and scheduling.
Where Kendall meets the more established villages to the east. Larger properties, higher end finishes, and more demand for hardwood and natural stone than in the rest of the area.
Dense townhome and condominium development from the eighties and nineties. Multi level layouts, which means the hard flooring and carpet split between floors comes up on almost every project, along with transitions and stair components.
We also work throughout Kendall West, Kendale Lakes, Olympia Heights, Sunset Park, Devon Aire, Calusa, Continental Park, Richmond West and the surrounding communities.
We install every major flooring type, for both residential and commercial spaces.
The most practical choice for a family home in Kendall. It contains no natural wood, so moisture coming up through an older slab does not affect it, and it handles children, pets and daily traffic better than almost anything else at its price.
A cost effective wood look with strong resistance to scratches and wear, which makes it a popular choice for bedrooms, living rooms and hallways in busy households. On the older Kendall slabs, it needs proper preparation and a moisture assessment first.
Timeless and adds long term value. Engineered hardwood is the version that makes sense over a slab, and it is the one most often installed in the larger properties toward Pinecrest and Snapper Creek.
Completely unaffected by water and the traditional Kendall finish, particularly in the older houses. Large format tile and wood look planks give newer options to homeowners replacing the small format tile that came with the house.
Soft, warm and quiet underfoot. Best in bedrooms, home offices and living areas, and particularly useful upstairs in the two story homes and townhomes common across West Kendall.
Modular carpet in individual squares, built for commercial and high traffic areas. A damaged tile is lifted out and replaced without touching the rest of the floor, which suits the offices, clinics and retail units along Kendall Drive and Sunset Drive.
Carpet loosens over the years and the slack rises into wrinkles and ripples. Restretching pulls it tight again, reattaches it to the tack strips and trims the excess. In a family home where the carpet is still sound underneath, this is usually all that is needed.
Binding seals the exposed cut edge of carpet using machine stitched or heat applied methods, so it cannot ravel. It turns a remnant into a finished area rug, and it is what keeps stair components and runners from fraying in the two story homes that fill this area.
In an area where houses span four decades, the work underneath the floor varies more than the flooring itself.
Removal and disposal of your current carpet, vinyl, laminate, hardwood or tile. In older Kendall homes it is common to find original tile or terrazzo beneath more recent layers, and each one comes up differently.
Inspection and preparation of the subfloor to ensure a smooth, level and stable surface, including cleaning, patching, sanding, leveling, and addressing moisture or structural issues as required. On a house that was repaired after 1992, this step also means checking how well that older work was done.
Baseboards cover the expansion gap between the floor and the wall, protect walls from scuffs and wear, and frame the room. In homes with children and pets they take genuine abuse, and replacing them along with the floor is often the sensible call.
Damage is usually local, and a repair is often all that is needed. We handle spot repairs on individual planks and tiles, repair and adjustment of thresholds, transition strips and floor edges, carpet restretching, and repair or replacement of areas affected by moisture or water damage.
In family homes the most common repairs are the everyday ones. A threshold worked loose by constant traffic through a doorway, a plank gouged by furniture, a tile cracked by something dropped in a kitchen. All of it is fixed in place rather than by redoing the room.
A house from the seventies or eighties. Luxury vinyl plank or tile, after the slab has been properly assessed. Both handle ground moisture without complaint where laminate and solid wood would not.
A newer home in West Kendall or The Hammocks. More options are open. Laminate and engineered hardwood both perform well where the slab was poured with a barrier.
A two story home or townhome. Hard flooring downstairs and carpet upstairs is the standard split, and it does real work reducing noise between floors.
Kitchens, bathrooms and entryways. Tile or vinyl plank, in any house, of any age.
Homes with children and pets. Luxury vinyl plank first, laminate second. Scratch and water resistance matter more here than any other quality.
Not every flooring problem calls for a new floor, and knowing which situation you are in saves both time and money.
When a repair is enough. One cracked tile, a gouged plank, a loose threshold at a doorway, or a carpet that has developed ripples. In all of these cases the rest of the floor is still sound and the damage is local, which is exactly what spot repairs and carpet restretching are for.
When replacement makes more sense. Widespread water damage, tiles cracking in a line across a room, or original flooring that has simply been down for forty years and reached the end of its life. Many Kendall homes are now at exactly that point with their original tile.
The right time to start. Before furniture goes in and before new trim is fitted. In a family home, the practical answer is usually when the house is emptiest, since flooring work moves through the property room by room and needs space to do it.
We will tell you honestly which side of that line your floor is on when we come out to measure.
Possibly, but the slab has to be assessed first. Older Kendall slabs were often poured without a vapor barrier, and moisture moving up through the concrete is what damages wood based materials. We check that before recommending anything.
Luxury vinyl plank, in most cases. It resists scratches, handles spills and accidents without absorbing them, and individual planks can be replaced if one does take damage.
That usually points to movement in the slab rather than to the tile itself. In homes repaired after Hurricane Andrew it sometimes traces back to how that repair was done. Replacing the tiles without addressing the cause means the same cracks return.
Many people do, and for good reason. Carpet absorbs sound rather than reflecting it, which makes a real difference in a two story home. Hard flooring downstairs and carpet upstairs is the most common arrangement here.
It depends on the size of the space, the material, and how much removal and preparation the slab needs. We come out, measure on site, and give you a free in home estimate with no obligation.
Whether you are updating a seventies house off Kendall Drive, floorng a townhome in The Hammocks, or fitting out a clinic along Sunset Drive, our team of over 20 licensed and insured installers handles the whole job, from removal and subfloor preparation through installation and baseboards.
Call (786) 720-7328 or request your free estimate and we will schedule a time that works for you.
Call us or send a quick request online.
We measure on site and help you choose.
Our licensed team installs your new floor.
We check every detail together before we leave.
Our skilled team has years of experience in residential and commercial flooring projects.
We use top-grade products for long-lasting beauty, strength, and durability.
From start to finish, we deliver timely, clear, and dependable service every time.
