FULL REMODELING & CUSTOM DESIGN

Full-Home Remodeling in South Florida

Whole-home renovations, handled end to end.

What a full-home remodel with LIVARK involves

LIVARK remodels whole homes across Miami-Dade, Broward and Palm Beach: the layout, the kitchen, the bathrooms, the floors, the systems and the finishes, under one plan. We design it in house, handle the permits, and run the build with one team from the first meeting to the final walkthrough. It starts with a 30-minute call about the house and what you want it to do.

What’s included in a LIVARK full-home remodel

Design and layout

Plans drawn around how you use the space, not a template.

Permits and build

Permits, inspections and every trade on one schedule, under our Florida general contractor license.

One point of contact

You call one person. We handle the coordination.

Kitchens and bathrooms

Designed in house, including custom cabinetry, as part of the same plan.

Flooring throughout

One floor carried through the house, with the slab prepared underneath.

Impact windows and doors

Product approvals, permits and inspections for hurricane-rated openings.

What drives the cost of a full-home remodel in South Florida

The price of a whole-home remodel comes from its scope, and four things move it more than anything else.

Layout changes. Moving walls, plumbing or the kitchen brings in engineering, more trades and more inspections. Keeping the existing layout keeps the number down.

Systems. Older homes often need electrical, plumbing or air conditioning brought up to date. Many Florida insurers won’t cover homes with certain older electrical panels, such as Federal Pacific and Zinsco, so a new panel is often part of the plan.

Finish level. Cabinetry, flooring, tile and fixtures across a whole house add up, and the range between standard and custom is wide.

What’s behind the walls. Many South Florida homes built before the mid-1970s still have their original cast-iron drain lines. Plenty are in working order. Some need replacing once they are exposed.

Before any work starts, you get a written scope and a price, so you know the number before anything is torn out.

The FEMA 50% rule: remodeling in a flood zone

If your home is in a FEMA flood zone and the cost of the work reaches 50% of the building’s value, the whole house has to be brought up to current flood requirements. That can mean raising the lowest floor, which changes a project completely.

Who decides. The city or county building department applies the rule when it reviews the permit. It compares the cost of the work with the value of the structure, not the land.

How value is measured. Cities generally use the property appraiser’s building value or an independent appraisal of the structure. Miami Beach, for example, accepts either.

It can add up over time. Some cities count permits cumulatively. Miami Beach adds up the value of every building permit on the property from the past twelve months.

Why it matters here. Many South Florida homes sit in FEMA flood zones. Knowing where a house stands before design starts avoids drawing a remodel the city won’t approve as planned.

Permits and HOA approvals in South Florida

Most whole-home remodels need several permits, and homes in an HOA community often need the association’s approval as well. We handle the permits and the inspections.

Building permits. Structural, plumbing, electrical, mechanical and window work each fall under permits, and each has its own inspections. The permit comes from the city your home is in, or from the county if you’re in an unincorporated area.

HOA review. Many HOAs review exterior and structural changes before work starts. Since July 1, 2026, Florida law says an HOA can’t require a building permit as a condition of reviewing your plans, so the two approvals can move at the same time.

Paperwork you’ll see. On contracts over $5,000, Florida law requires a Notice of Commencement, signed by the owner and recorded with the county clerk. Our team helps you with it.

How long it takes. That depends on the scope, the city’s review and material lead times. The city sets the pace of its review. With years of experience on permits, scopes and materials, we have our side ready, so the job doesn’t wait on us.

Living at home during a whole-house remodel

Some households stay home during a whole-house remodel and some move out for part of it. The scope decides which, and it’s worth knowing before you sign, because temporary housing affects the budget as much as the construction does.

Working in phases. On many projects the work can move through the house in stages, so part of the home stays usable.

Dust, noise and a temporary kitchen. Demolition is loud and dusty, and the kitchen is out of use for part of the job. A simple temporary kitchen setup makes that stretch easier.

Your household’s requirements. A kosher kitchen, a bathroom planned for aging in place, a suite for a parent moving in. A whole-home remodel is a good time to build those in, and we design around them from the start.

How a full-home remodel runs, step by step

Four steps, with the same team from the first call to the final walkthrough.

1. Planning

We walk through the house with you, take measurements and talk through what you want to change, how you live and your budget. You decide the scope.

2. Design

We draw the new layout, the kitchen, the bathrooms and the finishes. You approve the design and the written price before anything is ordered.

3. Permitting

The plans go to your city’s building department for review. On contracts over $5,000, you sign the Notice of Commencement. Our team helps you with it, so you know what you’re signing and when.

4. Build

Demolition, structure and systems with inspections at each stage, then cabinetry, floors and finishes, then the final inspection and a walkthrough with you.

Finished remodels

Some of our projects.

COMMON QUESTIONS

Full-home remodeling questions

Do we have to move out during a whole-home remodel?

Not always. If the work can run in phases, many households stay. If the kitchen, bathrooms and floors are all being done at once, most move out for part of it. We tell you which one your project is before you sign.

What is the FEMA 50% rule?

In a FEMA flood zone, if the cost of the work reaches 50% of the building’s value, the house has to be brought up to current flood requirements. The city or county applies it when it reviews the permit, and some cities add up permits over time.

Do I need to replace my electrical panel?

Not always. But many Florida insurers won’t cover homes with certain older panels, such as Federal Pacific and Zinsco. If you have one, a whole-home remodel is a practical time to replace it.

How do you handle budget and change orders?

You get a detailed scope and price before we start. Any change is priced and approved in writing before the work happens, so the number you agreed to is the number you pay.

Are you licensed and insured?

Yes. LIVARK is a Florida Certified General Contractor, license CGC1538621, and is insured. You can verify the license at MyFloridaLicense.com. We’re also a member of the National Kitchen & Bath Association (NKBA).

Which areas do you serve?

South Florida: Miami-Dade, Broward and Palm Beach.

Tell us about your project.

Book a call, call us, or send a message. Whichever is easiest for you.

Service area
South Florida: Miami-Dade, Broward, Palm Beach

What happens next
Someone from our team will get back to you to talk through the project and the next step.

Pick a time that works for you. We’ll call you.