Closer to the coast we're usually pulling water out of a condo stack. Out here it's single-family and one story, and the water has a whole slab to cross before anybody notices. The subdivisions off Kendall Drive and out toward Krome went up between the '70s and the early '90s — more polybutylene supply line than anywhere else in the county. Those don't drip first. They split, and you come home to two inches in the hallway.
A lot of these houses were rebuilt after Andrew, so roofs and interiors are aging on the same clock. Flat ground, the C-100 and Snapper Creek canals, and the August ponding on SW 137th Ave mean we see intrusion from above and below in the same week.
Working around Kendall HOAs and Miami-Dade permits
Do I need HOA approval before you tear out drywall?
Not for emergency extraction and drying — stopping the water comes first. Demo and flooring usually do need written sign-off, so we start drying and help you get the association the scope and photos it'll ask for.
Who pulls the permit out here?
Most of Kendall is unincorporated, so permits go through Miami-Dade RER, not a city building department. We'll tell you up front what's permittable on the repair side.