Whole Home Renovation South Florida: 2026 Cost & Permits
Last updated: October 2026
What does a whole home renovation include?
A complete home renovation touches most rooms and most systems at once. A typical South Florida scope includes:
- Kitchen and every bathroom, often at the same time
- Flooring, paint, doors, and trim throughout
- Electrical panel and wiring updates, re-piping, and an HVAC system sized for the home
- Roof replacement and impact-rated windows and doors
- Layout changes, such as removing walls for an open floor plan
- Additions, garage conversions, or outdoor living spaces in larger projects
Because so many trades are involved, this kind of project is usually run by a full-service general contractor who schedules the trades and manages permits and inspections. When you are ready, you can compare whole-home renovation quotes from licensed Florida contractors.
How much does a whole home renovation cost in South Florida?
Whole-home pricing is easiest to read per square foot. These 2026 estimates match the ranges on our Florida home renovation cost guide. The example column multiplies each range by 2,000 sq ft of renovated space.
| Tier | Per sq ft | 2,000 sq ft example | Typical scope |
|---|---|---|---|
| Cosmetic renovation | $100–$200 | $200,000–$400,000 | Paint, flooring, fixtures. Layout and systems mostly unchanged. |
| Mid-level renovation | $150–$300 | $300,000–$600,000 | Reworked kitchen and baths, some layout changes, partial electrical and plumbing upgrades. |
| Full renovation | $200–$450+ | $400,000–$900,000+ | Structural changes, full system upgrades, impact windows, roofing, premium finishes. |
Room additions run about $175–$225 per sq ft for a ground-floor addition before finishes, and $200–$350+ per sq ft for a second story. Costs in South Florida run about 15–25% higher than in the Panhandle. Set aside a 10–15% contingency for what demolition uncovers, especially in older homes.
Pricing the big pieces separately helps you check a whole-home bid. Our local guides break down kitchen remodeling costs in Miami ($12,000–$25,000 cosmetic, $30,000–$60,000 mid-range, $70,000–$120,000+ high-end), Miami bathroom remodels ($10,000–$18,000 for a guest bath to $40,000–$60,000+ for luxury), impact window pricing ($1,000–$2,400+ per window, $12,000–$35,000 for a typical 3-bedroom home), and Miami roof replacement ($12,000–$20,000 for architectural shingles to $28,000–$50,000+ for tile on a 2,000 sq ft roof). All figures are estimates.
In what order should the trades work?
- Design, scope, and quotes. Lock the layout and finishes so every quote prices the same job.
- Permits. Permitted work waits for approval.
- Demolition. Tear-out often uncovers old wiring, pipe, or water damage.
- Structural work and framing. Wall removals, beams, and additions.
- Roof, windows, and exterior doors. A weather-tight shell protects everything after it.
- Plumbing, electrical, and HVAC rough-in. New lines go in while walls are open.
- Insulation and drywall. Walls close after rough inspections pass.
- Paint, then flooring. Dusty work first, so new floors stay clean.
- Cabinets, counters, fixtures, and trim. Finish work comes last.
- Final inspections and punch list. Close out every permit before move-in.
Order long-lead items early. Impact windows and cabinets are often made to order, and if they arrive late, everything after them waits.
How long does a whole-home renovation take?
Plan on 2–6 months of work, depending on scope. A cosmetic refresh sits at the short end. Structural changes, a new roof, and new windows push toward the long end.
Permit review, material lead times, and failed inspections stretch the schedule. Ask for a written schedule with the trade order and inspection milestones, and add a buffer before any move-in date.
What permits do you need in Miami-Dade, Broward, and Palm Beach?
A whole-home renovation almost always needs several permits. Where you apply depends on whether your home is in a city or in the unincorporated county.
- Miami-Dade. If your property folio number starts with 30, you are in unincorporated Miami-Dade and apply with the county. Otherwise your city has its own building official. The county also notes that most work requires a licensed contractor to apply for permits and complete the work.
- Broward. The county's Building Code Division has permitting jurisdiction for unincorporated Broward. Inside a city, the county's ePermits page sends you to that city's own ePermitting site.
- Palm Beach. The county's permit guide says its amendments to the Florida Building Code require permits for most construction-related work. The exempt list is narrow, such as like-for-like fixture swaps and minor repairs under $1,000. A whole-home project goes well beyond it.
Before you sign, look up each contractor's license and check that its category covers your work. The DBPR construction industry page lists the scope of each license type.
Does the 50% rule apply to your renovation?
If your home is in a flood zone, this rule can change your whole budget. Under the National Flood Insurance Program's substantial improvement rule, local officials divide the cost of the work by the building's market value, not counting the land. If the result is 50% or more, Miami-Dade County's floodplain plan says the home must comply with flood regulations, which can include raising the lowest floor to the required flood elevation. The county's elevation certificate page calls this the 50 percent rule.
A full renovation at $200–$450+ per sq ft can reach that line on a modest home. Check your flood zone first with the Miami-Dade flood zone maps. In Broward or Palm Beach, ask your city or county building department how it applies the rule. Then ask contractors to price the scope with that limit in mind.
What does the High-Velocity Hurricane Zone mean for your roof and windows?
The Florida Building Code's High-Velocity Hurricane Zone covers Miami-Dade and Broward. A Florida Building Commission fact sheet explains that in the HVHZ, every exterior opening must be protected, either by impact-resistant products or by shutters.
Products need approval too. Miami-Dade says doors, shutters, windows, roofing, and truss connectors require an approval for use in the county. Broward's product approval page lists windows, exterior doors, roofing, skylights, and shutters among products that need approval. Ask every bidder which approval each product carries.
Which hurricane upgrades should come first?
- The roof, if it is near the end of its life.
- Roof-to-wall connections, easiest to reach while the roof or ceilings are open.
- Windows, exterior doors, and skylights: impact-rated or shuttered.
- A new wind mitigation inspection when the work is done.
Under section 627.0629, residential property insurance rate filings must include discounts or credits for windstorm mitigation features, including roof strength, roof-to-wall strength, and opening protection. The Office of Insurance Regulation's wind mitigation inspection form stays valid for up to five years only if no material changes are made to the structure, so plan a new inspection once the work is done.
Should you live in the house or move out?
Staying in
- No rent or second housing cost.
- You can check the work every day.
- Works if the project is phased.
The trade-offs
- Dust, noise, and crews on workdays.
- Water or power shut off during rough-in.
- Crews work slower around a family.
- Hard when the kitchen and every bath are out at once.
A middle path works for many families: keep one bathroom usable, set up a temporary kitchen, and move out only for demolition and flooring. Ask your insurance agent how your policy treats a home under major renovation.
How do you pay for a whole-home renovation?
- Cash savings: no interest, but keep the contingency in reserve.
- Home equity loan: a lump sum against your equity.
- Home equity line of credit: draw as the work moves forward.
- Cash-out refinance: a new, larger mortgage.
- Renovation mortgage: folds the work into a purchase or refinance.
- Contractor-arranged financing: compare it with a bank or credit union offer.
Rates and terms change often, so get written offers from more than one lender. If the lender pays in draws, line them up with the contractor's milestone payments.
How to find whole-home renovation contractors in South Florida
Florida Remodeling Direct is a free quote-matching service that connects Florida homeowners with up to 4 independent licensed contractors. We are not a contractor and do not perform construction work. Describe your renovation once, in about 60 seconds, and licensed, insured pros who serve your area are asked to reach out within 24 hours.
When the bids come in, use our checklist to compare remodeling quotes line by line before you look at the totals.
Get whole-home renovation quotes
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Frequently asked questions
How much does a whole home renovation cost in South Florida?
Estimates run about $100–$200 per sq ft for a cosmetic renovation, $150–$300 per sq ft for a mid-level renovation, and $200–$450+ per sq ft for a full renovation with structural work, system upgrades, impact windows, and roofing. Your contractor's itemized quote will reflect your actual home.
How long does a whole-home renovation take?
A whole-home renovation typically takes 2–6 months of work, depending on scope. Permit review, material lead times, and inspections come on top of that, so ask each contractor for a written schedule with milestones.
Do I need a permit to renovate my whole house in South Florida?
Yes, for most of it. Miami-Dade County says most work requires a licensed contractor to apply for permits and complete the work, and Palm Beach County's code amendments require permits for most construction-related work. Your city or county building department has the final word.
What is the 50% rule for homes in a flood zone?
If a home in a flood zone is improved or repaired by 50% or more of its market value (land not included), local officials can require it to meet current flood rules, which can mean elevating it. Miami-Dade County explains the rule on its official flood pages.
Do I need impact windows in Miami-Dade and Broward?
Both counties are in the High-Velocity Hurricane Zone, where Florida Building Commission guidance says every exterior opening must be protected, either with impact-resistant windows and doors or with approved shutters. The products must carry the required product approval.
Can I live in my house during a whole-home renovation?
Sometimes, if the work is phased so you always have a working bathroom and some kind of kitchen. When the kitchen, baths, and floors are all torn out at once, most families plan to stay somewhere else for at least the heaviest phases.
How can I pay for a whole-home renovation?
Common options are cash savings, a home equity loan or line of credit, a cash-out refinance, a renovation mortgage, or contractor-arranged financing. Compare total cost and terms from more than one lender, and match any draw schedule to your contractor's payment milestones.
Planning a whole-home renovation?
Compare free, no-obligation quotes from licensed South Florida renovation contractors.