Gaven Constructions
Licensed Florida CGC · GCG1524886

Kitchen, Bathroom & Home Remodeling, Pembroke Pines FL — Master-Planned Communities & Suburban Single-Family

Get a renovation plan built around your home, your timeline, and your budget — not a generic estimate. We walk the property, evaluate the structure and systems, and give you a detailed scope with real numbers before anything starts.

Whether you're in a master-planned community like Pembroke Falls, Chapel Trail, or Silver Lakes, or an older single-family home east of University Drive, we handle the full project — permits, HOA approvals, construction, and inspections — under one roof.

No subcontractor delays. No mixed communication. One team manages everything so your project stays on track and you always know what's next.

Ready to start? We can be there today. Free consultations, written estimates, and same-day site visits available across Pembroke Pines and Broward County.

You make decisions with full information. We handle the execution.

Schedule Free ConsultationCall (786) 397-8380

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Remodeling Pembroke Pines FL — gated community master-planned home

Why Pembroke Pines homeowners choose Gaven for their remodel

GCG1524886
Florida CGC License

Verifiable at MyFloridaLicense.com

500+
Projects Since 2015

Across Miami-Dade, Broward, Palm Beach

5.0 ★
Across 60+ Google Reviews

Public, verifiable

$0
Trip Fee · Free Quote

Site visit, scope review, written estimate

What our Pembroke Pines clients say

Gaven ConstructionsReviews on Google
5.0
SASHA SANTOYO
2 months ago

I don’t usually write reviews, but I had to for this. I’m absolutely in love with my new kitchen! The team was professional, easy to work with, and really listened to what I wanted. Everything came out even better than I imagined, and the quality is amazing you can tell they really care about their work. They stayed on schedule and made the whole process smooth and stress-free, which means a lot during a remodel. I’m so happy I chose them. Highly recommend!

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andres sperandio
2 months ago

I’m beyond satisfied with the work Gaven did. They are professional, reliable, and the quality of the finish is exactly what I was looking for. It’s hard to find a team that actually sticks to the timeline and budget in South Florida, but these guys delivered perfectly.

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Bradley Stern
6 months ago

Gavin Construction completed a renovation project in my unit, and the experience was excellent from start to finish. They were professional, reliable, detail oriented throughout the entire process, and the price was very fair. They did high quality work, the crew was respectful of the space, and communication was clear and consistent. What stood out most was their work ethic and commitment to doing the job right - no shortcuts, no surprises. If you’re looking for a construction or reno team in the Miami area that delivers quality work and follows through, I’d definitely recommend Gavin Construction.

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leslier parra
6 months ago

Tommy was great to me, very professional and he always on time, also gave me the price in Miami, I would recommend it to anyone. Thank you Tommy for building my beautiful kitchen to our family.

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Dana Bilnoski
7 months ago

Zion was amazing with ideas and help! He was very attentive and made sure our job was done perfectly to our specifications. His office staff contacted us throughout the project to be sure we were happy with how things were going and to find out if we had any questions or concerns. We had 2 bathrooms completely redone and we love them. We would definitely recommend Zion and Gaven LLC to anyone.

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What we do, and what we don't

We handle full remodels and new construction only. Five scope bands:

  1. Full kitchen remodel — gut and rebuild, 4-tier pricing $20K–$300K+

  2. Full bathroom remodel — gut and rebuild, 4-tier pricing $8K–$130K+

  3. Full home renovation — whole-home gut, multi-room, condo gut, $200K–$1.5M+

  4. New construction — custom home building, ground-up residential

  5. Home additions — room addition, second-story, garage conversion, ADU

We don't take on partial cosmetic refreshes, single-fixture replacements, vanity-only swaps, drywall repair, exterior painting standalone, gutter cleaning, or any single-trade handyman scope. If you want a contractor in Pembroke Pines who can run a full kitchen remodel, a full bathroom gut, a whole-home renovation, or a permitted addition from demo through final inspection, we're built for it. If you want a faucet swap or a paint job, we're not the right fit and we'll say so on the phone before anyone drives out.

Pembroke Pines context — what makes a remodel here different

Pembroke Pines is one of Broward County's largest cities and one of its most stable suburban housing markets. The remodeling reality here is shaped by three things: the master-planned community footprint, the city-run permit operation, and the Broward 25-year recertification rule. Each one moves the project plan in a specific direction.

City of Pembroke Pines Building Department permit submission

Permit jurisdiction

Pembroke Pines runs its own Building Department out of 10100 Pines Boulevard (954-435-6502), which means residential permits go through the city — not through Broward County Building Code Services. As of April 4, 2022, all permit applications submit digitally through the Pembroke Pines Development Hub on the Energov platform. Paper applications and email submittals are no longer accepted. Construction plans upload by trade (Structural, Mechanical, Electrical, Plumbing) in separate digitally signed PDF files, and the Broward County Uniform Building Permit Application is required as part of every packet. The Building Department has been administered under contract by CGA Solutions since June 2009 — that detail matters because contractor registration, fee intake, plan review, and inspection scheduling all run through CGA's internal portal, and a contractor who has worked the city before knows the workflow. The city operates under Florida Building Code 8th Edition (2023) and reviews against Broward County's HVHZ requirements for any exterior envelope work. Broward-level review still triggers for environmental and tree-removal items.

Pembroke Falls gated community single-family home Pembroke Pines FL

Neighborhoods and master-planned community footprint

Most of the city's remodeling demand concentrates inside the master-planned wave that built out from the early 1990s through the early 2000s: Pembroke Falls (gated, Mediterranean-style two-story SFH, median ~$725K), Silver Lakes (built 1990–2002, gated and non-gated sections, typical 3BR/2BA two-story), Pembroke Isles (built 1994–2001, larger 5BR/4BA SFH around 1,400–4,000 sqft), Walnut Creek (gated Spanish Revival), Chapel Trail (master-planned with the 450-acre Chapel Trail Nature Preserve at its eastern edge), and Towngate (gated, Mediterranean SFH and townhomes). Older eastern Pembroke Pines covers Boulevard Heights, Pembroke Lakes, Pasadena Lakes, and the Century Village condo community. Pines Boulevard runs east-to-west through the city as the main commercial artery, with Pembroke Lakes Mall and The Shops at Pembroke Gardens anchoring the retail corridor and Interstate 75 cutting north-south. Most of the master-planned wave is inland enough to sit in Zone X on the FEMA flood maps; properties along the eastern canals and the Hollywood-adjacent edge sometimes catch Zone AE.

Housing stock chronology

The kitchens and bathrooms in the dominant 1990s–early 2000s master-planned homes are now 25+ years old. That puts them in the typical replacement window: original tile bathrooms, beige-era cabinets, builder-grade quartz or laminate counters, single-pane sliders that get replaced with NOA-stamped impact glazing on most exterior-window scopes. Older eastern stock (1970s–1980s Boulevard Heights, Pembroke Lakes) tends to be smaller-footprint single-family with 1980s plumbing and original jalousie or aluminum windows that are at end of useful life. The newer 2010s+ infill (newer townhomes around the western edge of the city) is a different scope shape and usually moves directly into Tier 03 or Tier 04 finish work. Across the city, kitchen remodel pembroke pines homeowners ask for and bathroom remodel pembroke pines projects together account for the largest share of typed-query searches per the SEMrush Broward keyword pull.

Regulatory layer — HVHZ, BORA 25-year, HOA approval

Pembroke Pines is inside the Miami-Dade / Broward High-Velocity Hurricane Zone (HVHZ). Any window or exterior-door replacement requires assemblies carrying a Miami-Dade Notice of Acceptance (NOA), and the City verifies NOA documentation as part of permit review. The Broward County Board of Rules and Appeals (BORA) 25-Year Building Safety Program (BORA Policy 05-05, aligned with Florida Statute 553.899) replaces the legacy 40-year program and applies to buildings three stories or taller — a Florida-registered PE or RA performs a structural and electrical inspection, the owner has 180 days to correct any deficiencies, and re-inspections run every 10 years thereafter. Most single-family Pembroke Pines homeowners are unaffected by the 25-year rule directly, but condo unit owners in older buildings (and association boards) are. Layered on top of that, the master-planned communities maintain their own HOA architectural review boards. Pembroke Falls, Pembroke Isles, Silver Lakes, Walnut Creek, Towngate, and Chapel Trail all require an HOA approval letter for any exterior-affecting or structural-affecting work before the city permit can be pulled. We pull the HOA package, the city application, and the trade-specific permits as one coordinated submission.

Property types we work in across Pembroke Pines

The Pembroke Pines housing stock breaks into three operational categories, and the remodel approach differs for each.

Master-planned single-family Pembroke Pines remodeling

Master-planned single-family

Pembroke Falls, Pembroke Isles, Silver Lakes, Walnut Creek, Chapel Trail, Towngate, Pembroke Shores, Grand Palms. Two-story 3–5 bedroom homes on small lots inside gated or HOA-managed communities. The 1990s–early 2000s build means original tile bathrooms, beige-era kitchens, and aluminum sliders on the rear elevation — a common renovation triggers full kitchen rework, primary bath gut, secondary bath refresh, and impact-glazing replacement across the rear. The HOA architectural review packet runs in parallel with the city permit application; we coordinate both packets from the same project plan.

Older single-family Pembroke Pines kitchen and bathroom remodel

Older eastern single-family

Boulevard Heights, Pembroke Lakes, Pasadena Lakes, Pembroke Pointe. Smaller 1970s–1980s footprints with original mechanicals approaching or past end of useful life. These benefit most from full kitchen and bathroom remodels because the existing layouts assume a smaller household and a re-pipe is often part of the bathroom scope. Some HOAs apply, others don't — we verify on the first walkthrough.

Pembroke Pines condo unit remodeling

Condominium units in older buildings

Century Village, Hollybrook Towers, Colony Point Condominiums, Pierpointe, Pembroke Lakes South condo sections. Unit-level interior remodels run through three approval layers: building association architectural review, City of Pembroke Pines permit, and trade-specific permits for plumbing, electrical, and HVAC. Slab penetration restrictions, soundproofing documentation for hard flooring, and freight elevator scheduling all factor into the project plan. For buildings 25+ years and three or more stories, the BORA 25-year recertification status is part of the building's general operational picture and may be in progress at the association level.

Service bands in Pembroke Pines

Kitchen remodeling Pembroke Pines FL — open-concept rebuild
Core specialty

Full kitchen remodel

Kitchen remodeling pembroke pines homeowners ask for concentrates in the master-planned single-family rebuild — the open-concept kitchen-to-family-room rework, the island that doubles as informal dining for a 5-bedroom Pembroke Isles or Pembroke Falls family home, and the wall-removal projects that take the original 1990s closed-galley layout and open it to the rear of the house. Most projects involve replacing the entire cabinet run with a custom or semi-custom box, slab quartz or natural-stone countertops, full-height tile backsplash, panel-front integrated refrigeration on Tier 03+ scopes, deep pull-out drawers and walk-in pantry buildouts. The wealth-migration buyers arriving from California, the Northeast, Georgia, and Virginia bring expectations shaped by high-end markets — pot-filler faucets, double ovens, induction cooktops, wine-cooler integrations, and smart-appliance packages are baseline asks rather than upgrade requests.

The kitchen tentpole walks through the four tier bands from $20K cosmetic refresh through $300K+ ultra-luxury custom in detail. Most Pembroke Pines kitchens land in Tier 02 ($30K–$60K) for older eastern single-family or Tier 03 ($60K–$120K) for the master-planned wave; Pembroke Falls and Silver Lakes whole-home rebuilds occasionally push into Tier 04. A pembroke pines kitchen remodeling project from a remodeler pines homeowners verify is licensed, registered with the city Development Hub, and pulling permits is the bar — not a one-day cabinet-paint job. See the full kitchen remodeling scope and tier ladder for tier-by-tier specifics, and the kitchen remodel cost breakdown for Miami for cost driver detail.

Core specialty

Full bathroom remodel

The bathroom remodeling pembroke pines clients pay for is the most-requested project type at the city level alongside the kitchen — the SEMrush Broward pull places `bathroom remodel pembroke pines` and `bathroom remodeling pembroke pines fl` in the top-3 keyword landings for the city. The dominant scope shapes are the master-planned primary-bath gut (frameless glass walk-in shower, freestanding tub, floating double-vanity with under-cabinet LED, large-format porcelain or natural-stone tile, smart fixtures sized to South Florida water hardness) and the secondary-bath refresh, which often runs in parallel with the primary on the same project. On older eastern single-family, the bathroom remodel pembroke pines work also frequently includes a re-pipe and a venting upgrade because the original 1980s exhaust fans are undersized for the room volume.

Waterproofing is the part that doesn't compromise. We spec Schluter-Kerdi systems under tile, brushed or matte-black fixtures that handle South Florida water mineral content without spotting, and exhaust ventilation sized correctly to the room volume rather than spec'd from a builder-grade default. Undersized exhaust is the single most common bathroom regret we see on rework jobs. The bathroom tentpole walks through the four tier bands from $8K through $130K+ in detail. Most Pembroke Pines primary baths land in Tier 03 ($30K–$60K); secondary baths land in Tier 02 ($15K–$30K). See the full bathroom remodeling scope and tier ladder and the bathroom remodel cost breakdown for Miami for tier-by-tier specifics.

Bathroom remodeling Pembroke Pines FL — primary bath gut
Whole-home

Full home renovation (whole-home, multi-room, condo gut)

Whole-home gut renovations in Pembroke Pines are most common on Pembroke Falls and Silver Lakes 3,000+ sqft single-family homes, on Pembroke Isles 5BR/4BA properties where a wealth-migration buyer is bringing the home from 1990s spec to current standard, and on Chapel Trail and Towngate two-story rebuilds. Pricing across South Florida runs $150–$400/sqft for whole-home gut work, $200K–$1.5M+ total, with most projects landing $400K–$800K. Multi-room remodels (kitchen + 2 bathrooms + living room, but not gut-everything) run $80K–$400K. The home remodeling pembroke pines projects we run usually combine kitchen, primary bath, secondary bath, and an exterior-window upgrade as a single coordinated scope so the HOA approval letter, the city permit, and the trade permits all submit together. The general contractor pembroke pines fl assignment on a whole-home rebuild involves managing structural review, HOA architectural compliance, and finish coordination simultaneously. We run all three from one project plan. As your general contractor pembroke pines homeowners can verify, our license number is GCG1524886 and the permit history is public. See full home renovation scope and pricing for the home remodeling pembroke pines tier ladder, and the parent county hub at /broward-county/ for the broader Broward regulatory picture. The general contractors pembroke pines homeowners shortlist for whole-home work should be able to articulate the HOA-then-city-then-trade sequence on the first call.

Ground-up

New construction

Pembroke Pines's tight buildable lot supply concentrates new construction inside teardown-rebuild scenarios in older eastern neighborhoods, occasional Pembroke Falls or Silver Lakes lot-purchase opportunities, and large-lot western properties along Chapel Trail. We handle ground-up residential construction across Broward County, including teardown-rebuilds where the original structure is past useful repair. See our new construction scope for project planning, foundation, structural envelope, and finish phasing.

Permitted addition

Home additions

Pembroke Pines master-planned single-family homes occasionally add a primary suite, a second-story over a garage, or a rear-elevation family room expansion. A bathroom addition or master suite expansion is one of the most-requested project types for the larger 5BR Pembroke Isles or Pembroke Shores footprint. New square footage on an existing structure runs through the engineered-foundation, separate-permit-class workflow, which is different from interior remodels. See home additions scope and pricing for permit class and structural specifics.

How a project runs from first call to final walkthrough

Every Pembroke Pines project follows the same six phases.

  1. Discovery

    Phone or in-person scope review, free quote, no trip fee. Same-day appointment scheduling for most Pembroke Pines projects (3–5 business days for site visit; same-day where calendars allow).

  2. Design and scope lock

    Finish selections, drawings if required, scope-of-work document, signed contract.

  3. HOA package and permit submission

    For HOA-managed Pembroke Pines communities, the architectural review packet (scope of work, contractor information, certificate of insurance, plans) compiles in parallel with the city permit application. Both submit together through the Pembroke Pines Development Hub on the Energov platform. We pull the permits; the homeowner doesn't chase paper.

  4. Demo and rough-in

    Driveway and entry protection, demo, mechanical and plumbing rough-in, framing, drywall, structural inspections.

  5. Finish and trade-out

    Tile, cabinets, countertops, plumbing fixtures, electrical fixtures, paint, hardware. City inspections at each trade phase.

  6. Final walkthrough and warranty handoff

    Punch list, owner sign-off, written 1–2 year labor warranty handed over with the lien releases.

See our full project process

Companion services

Lead specialtyPembroke Pines kitchen remodeling — full scope and tier ladder→Lead specialtyPembroke Pines bathroom remodeling — full scope and tier ladder→Pembroke Pines home remodeling — whole-home, multi-room, condo gut→Pembroke Pines new construction — ground-up residential→Pembroke Pines home additions — room, second-story, garage conversion→

Recent work in and near Pembroke Pines

Pembroke Pines whole-home renovation Pembroke Falls

Pembroke Falls whole-home, ~3,200 sqft

Two-story Mediterranean-style single-family inside the gated community: kitchen open-concept rebuild taking the wall down between kitchen and breakfast room, primary bath gut with frameless walk-in shower and freestanding tub, secondary bath gut, full interior repaint, hardwood floor refinish on the lower level, replacement of original aluminum sliders with NOA-stamped impact glazing across the rear elevation. Pembroke Falls HOA architectural review submitted in parallel with the city permit application. Project ran 4 months end-to-end. The bathroom remodel pembroke pines fl secondary scope was bundled into the multi-room package.

Illustrative — composite of typical Pembroke Falls whole-home scope.

See the full project portfolio
Florida CGC GCG1524886
License
MyFloridaLicense.com
5.0 ★ · 60+ Reviews
Google
Public profile
37+ Permits
BuildZoom
Public history
500+ Projects
Since 2015
Tracked internally

Frequently asked questions

Do you charge for the consultation or site visit?

No. Free quote, no trip fee. We come to your Pembroke Pines property, walk the scope with you, ask the questions that drive accurate pricing, and follow up with a written estimate. There is no obligation and no pressure.

How fast can you come out for a site visit?

Most Pembroke Pines projects get a site visit scheduled within 3–5 business days. Same-day appointments are sometimes available depending on calendar. This refers to the appointment, not the remodel itself. The remodel runs weeks to months depending on scope.

What does your warranty cover?

Every project comes with a written labor warranty, 1–2 years depending on scope, spelled out in the contract before signing. The warranty document is part of the final walkthrough handoff. We don't make you ask for it.

How do I verify your license and permit history before signing?

Florida CGC license GCG1524886 is verifiable at MyFloridaLicense.com. Search by license number and the active status, board, and expiration date come up. Permit history is public on BuildZoom and on the Pembroke Pines Development Hub permit search. We invite verification before signing. That's how a real general contractor relationship starts.

Pembroke Pines-specific expertise FAQs

How long does a permit take in Pembroke Pines?

Permit applications submit through the Pembroke Pines Development Hub on the Energov platform; in-person submittals are no longer accepted as of April 2022. Straightforward interior remodels — a kitchen rework or bathroom gut with no structural change — typically clear initial review in 3–5 weeks if the application is complete and the HOA approval letter (where applicable) is included. Projects with structural alterations, change of use, or revisions to the original plans run longer because every correction or revision restarts the review cycle. The Building Department phone line is 954-435-6502 and the office is at 10100 Pines Boulevard.

Do I need HOA approval before the City of Pembroke Pines will issue a permit?

For HOA-managed communities — Pembroke Falls, Pembroke Isles, Silver Lakes, Walnut Creek, Towngate, Chapel Trail, and most other gated Pembroke Pines neighborhoods — yes. The HOA architectural review board reviews scope-of-work, plans, and contractor credentials, then issues an approval letter. The letter is part of the permit packet submitted to the city. Practically, this means the HOA package and the city permit run in parallel, not sequentially, and a kitchen remodeling pembroke pines project from a contractor who knows the city's workflow has both moving simultaneously from week one.

Does Pembroke Pines require impact-rated windows under HVHZ?

Yes. Pembroke Pines is inside the Broward County High-Velocity Hurricane Zone, which means any window or exterior-door replacement must use assemblies carrying a Miami-Dade Notice of Acceptance (NOA) covering HVHZ test protocols. The City verifies NOA documentation as part of permit review. On master-planned community single-family, the HOA architectural review may also specify approved manufacturers and frame profiles to maintain visual consistency across the community. We check both the city requirement and the HOA spec before product is ordered.

What if my Pembroke Pines property is in a flood zone?

Most of Pembroke Pines sits in Zone X on the FEMA flood maps; the eastern edge along the canals and the Hollywood-adjacent properties sometimes catch Zone AE. Zone AE properties trigger flood-code review on substantial improvement projects (where the remodel cost exceeds 50% of the structure's pre-improvement value, the FEMA SI rule kicks in and the structure has to be brought up to current flood code). Most interior single-family kitchen and bathroom remodels are well below the SI threshold and don't activate it. Whole-home renovations on AE-zone properties sometimes do. We flag the SI math on the first walkthrough when the property's flood zone matters to the scope.

What about the Broward 25-year building recertification — does it affect my remodel?

The Broward County Board of Rules and Appeals 25-Year Building Safety Program (BORA Policy 05-05, aligned with Florida Statute 553.899) replaces the legacy 40-year program and applies to buildings three stories or taller. A Florida-registered PE or RA performs a structural and electrical inspection, the owner has 180 days to correct any deficiencies, and re-inspections run every 10 years thereafter. For single-family Pembroke Pines homeowners, the 25-year program doesn't apply directly. For condo unit owners in Century Village, Hollybrook Towers, Colony Point, and other older multi-story condo buildings, the program is part of the building's general operational picture; the association handles the building-level inspection. Unit-level interior remodels proceed independently of the 25-year process.

Get in touch

Phone(786) 397-8380
Emailinfo@gavenconstructions.com
HoursMonday–Friday, 7:00 AM – 10:00 PM

Schedule a consultation

Free quote. No trip fee. We come look at the project, ask the right questions, write a real estimate, and tell you honestly whether the scope fits what we do.

Florida CGC license GCG1524886 · Full kitchen, bathroom, whole-home renovation, new construction & additions only.

Schedule Free ConsultationCall (786) 397-8380

Same-day appointment scheduling for most Pembroke Pines projects depending on calendar.

Related reading

Last updated May 2026.

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