Kitchen Remodeler near Seminole Hard Rock
Kitchen remodeler near Seminole Hard Rock, a short drive up State Road 7 from the resort, and the first thing we check on a call from these blocks is which government your house actually answers to. The city printed on your mail is not always the answer.
- Licensed & insured: CGC1524886
- 500+ kitchens completed
- 2-year workmanship warranty
- Answered 7 AM–10 PM, 7 days
The resort's own listing on Google Maps gives its address as 1 Seminole Way, Davie. Run that same address through the Census Bureau's geocoder and it comes back inside no city at all: it sits on the Hollywood Reservation of the Seminole Tribe of Florida. The casino a few blocks south has the opposite label, a Hollywood mailing address, and it lands on the same reservation. Our office is at 4491 S State Road 7, Ste PH19, Davie, FL 33314, inside the Town of Davie, and just east of State Road 7 the map turns into Dania Beach.
That is the part of this neighborhood a homeowner does not see from the street. Within about a mile of the resort there are four jurisdictions: the Town of Davie, the City of Dania Beach, the City of Hollywood and the reservation itself. The boundaries do not follow the main roads and they do not follow the postal city. Two houses that share a zip code can be reviewed by two different building departments.
None of that changes what a good kitchen looks like. It changes who has to approve it, and that is where a project here either starts clean or loses its first weeks.
Which Government Your Kitchen Answers To
Florida does not run one permit office for everyone. Under section 553.80 of the Florida Statutes, each local government with that authority regulates building construction and enforces the Florida Building Code inside its own boundary. So the review of your kitchen goes to the jurisdiction the house is actually in, and around the resort that can be Davie, Dania Beach or Hollywood depending on the block.
The mailing address is the trap. People reasonably assume that a Davie address means the Town of Davie reviews the work, and here that assumption fails often enough that we stopped making it. A contractor who prices the job against the wrong building department prices the wrong forms, the wrong submittal and the wrong calendar.
What we do instead is simple. Before we talk about cabinets, we confirm the jurisdiction from the address. If your scope needs permitting, drawings or engineering, that work is identified and priced in the written estimate for the department that will actually see it, before you approve anything and before any money moves.
Three things follow from that check:
- The scope decides whether review is needed, not the neighborhood. A kitchen that keeps the same footprint and leaves plumbing, electrical and structure alone is a very different conversation from one that moves a wall or a sink.
- The schedule is built around the department you get. Each department runs its own review, and we plan against the right one instead of a generic guess.
- If the house is on the reservation itself, tell us at the first call. That is a separate process that belongs to the Tribe, and we will not quote it as if it were a town permit.
What a Kitchen from the Seventies Usually Asks For
The houses here are older than the rest of Davie. In the census tract that contains the resort, the median home was built in 1973, and the Census Bureau's year built table for that tract puts it next to a median of 1988 for the Town of Davie as a whole. In the same tract, 84.2 percent of homes are detached single family houses and 90.8 percent are lived in by their owners. These are family houses that have been in the same hands for a long time, and plenty of them still have the kitchen they were built with or one replacement since.
A kitchen from the seventies tends to ask for the same things, and we look for them at the walkthrough rather than in week two. The room is usually closed, with a wall between the kitchen and the living area. There is often a soffit over the upper cabinets hiding ductwork or nothing at all. The supply lines and the drain behind the sink are original more often than not, and the electrical was laid out for a refrigerator and a toaster rather than for the appliances a kitchen carries now.
Not all of that has to change, and part of the walkthrough is telling you what can stay. Keeping the footprint is often the right call in these houses: the layout already works, and the money goes into cabinets, counters and the lines behind them instead of into moving them.
What does not change is how we run the job. Nothing gets demolished until your cabinets and your countertop are built and in our shop, so you keep a working kitchen while everything is ordered and fabricated. Demolition and installation then run back to back as one stretch, instead of leaving you with an empty room and a delivery date.
If the scope does reach a wall, the plumbing or the panel, it becomes a layout change, and we say so at the estimate rather than halfway through.
Getting to Us from the Resort
From the resort, get back out to State Road 7 and head north. Stay on State Road 7 through the light at Griffin Road. We are just past that intersection at 4491 S State Road 7, suite PH19. If you are coming from the casino further south, it is the same road and the same direction, only a few more lights. Bring a recent photo of the kitchen and the exact address, and call before you come so we are in the office when you get here.
Kitchen Remodeler Davie
4491 S State Road 7, Ste PH19, Davie, FL 33314
Every day, 7:00 AM – 10:00 PM
Licensed, Insured, and Permitted in Davie
Permit requirements are set by the scope of the work and reviewed by the building department of the jurisdiction the house is in. Around the resort that can be the Town of Davie, the City of Dania Beach or the City of Hollywood, and we confirm which one before we quote. Any required permitting, drawings or engineering is identified and priced in the written estimate, before the project is approved, rather than added later. The work is contracted, executed and invoiced by Gaven Constructions under Florida license CGC1524886, which is what puts a licensed general contractor behind the job.
- License
- CGC1524886 Certified General Contractor, verifiable in the Florida DBPR licensee search.
- Insurance
- Insured and bonded Certificates are available before any work is scheduled.
- Workmanship warranty
- 2 years On installation labor. Most of this market publishes one.
- Permits and design
- Priced before approval Requirements vary by project scope. Any required permitting, drawings, engineering, or design services are identified and priced before the project is approved.
- Who contracts the work
- Gaven Constructions Kitchen Remodeler Davie was acquired by Gaven Constructions, a licensed contractor since 2015. Every estimate and invoice is issued in that name, which is what puts the license behind the job.
Watch
The Remodel in Two Minutes
A short walk through how a kitchen remodel runs from the first call to the last inspection, with the jurisdiction check that comes before any quote near the resort.
Common Questions
Is Seminole Hard Rock in Davie?
Its address says Davie, but the Census Bureau places the resort on the Hollywood Reservation of the Seminole Tribe of Florida rather than inside any city. That is a good example of why we never read jurisdiction off a mailing address around here. The houses near the resort can fall in the Town of Davie, the City of Dania Beach or the City of Hollywood, and the building department that reviews your kitchen depends on which one, not on the city printed on your mail.
Do I need a permit for a kitchen remodel near Seminole Hard Rock?
It depends on the scope and on which jurisdiction the house is in, and we confirm both before we quote. A kitchen that keeps its footprint and leaves plumbing, electrical and structure alone is far less likely to need review than one that moves a wall, relocates the sink or adds circuits. When review is needed, it goes to the building department of the town or city the house sits in, and the permitting, drawings or engineering it calls for are priced in the written estimate.
How do I find out which city my house near Seminole Hard Rock is in?
Send us the address and we check it before the first visit, so the estimate is written for the right building department from the start. Around the resort the answer is not obvious from the street: the lines between Davie, Dania Beach and Hollywood do not follow the main roads, and two houses on the same zip code can belong to different cities.
Do you remodel kitchens on the reservation around Seminole Hard Rock?
Tell us at the first call if your house is on the reservation. Work there follows a process that belongs to the Seminole Tribe of Florida, not to a town building department, and we will not quote it as if it were a town permit. We will tell you plainly whether it is something we can take on and what we would need to know first, before anything is promised.
Is an older kitchen near Seminole Hard Rock more work to remodel?
Usually it asks for a closer look, not necessarily more work. In the census tract around the resort the typical home dates from the early seventies, so original supply lines, an electrical layout built for far fewer appliances and a closed wall between kitchen and living room are common. We check those at the walkthrough and tell you what can stay. Keeping the footprint is often the right call, and it puts the budget into cabinets and counters instead of moving them.
Recent Kitchen Remodeling Projects in Davie
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Kitchen opened to the living room, with a seated island Luxury kitchen remodeling -
Galley kitchen opened up on one wall Galley kitchen remodeling -
Island cabinetry with seating and a full perimeter run Kitchen island cabinetry -
Refaced cabinets, shaker fronts and a tile backsplash Cabinet refacing
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Cabinets refinished in navy under the existing granite Cabinet refinishing -
Drawer bank under the cooktop, pantry beside the fridge Custom kitchen cabinets -
Counter at two heights, open underneath Accessible kitchen remodeling -
A wider walkway between the wall run and the island Kitchen layout redesign
Not sure which city your house is in?
Send us the address before anything else. We confirm the jurisdiction first, and the estimate is written for the building department that will actually review the work. Our office is at 4491 S State Road 7, Ste PH19, Davie, FL 33314.
Call (786) 780-2728