West Miramar houses
Going by sale records, homes in Silver Lakes date from the late 1980s into the early 2000s, Vizcaya went up around 1999 to 2004, and Riviera Isles was built from about 1998 to 2006, mostly in a Mediterranean style. Expect concrete block and stucco outside, drywall inside, and in many cases a paver driveway and pool deck.
At 20 to 35 years old, these houses are at the point where original parts start to wear: caulk around windows shrinks, slider rollers grind, hairline cracks show in the stucco and interior doors stop latching. Nearly all of west Miramar postdates 1978, so lead paint is rarely a concern. For an older home we test before sanding, and a positive result goes to an EPA lead-safe certified firm.
Guard gates and architectural rules
Vizcaya alone is eleven subdivisions and about 1,278 homes behind guard gates, and Sunset Lakes and Riviera Isles are gated too. Gated associations commonly ask vendors for a certificate of insurance, a name on the guest list and work during set hours. We provide our insurance certificate on request, so tell us what your gate needs when you book.
Most associations also review exterior changes, colors included. Repairs that restore what was there, like resealing a stucco crack or repainting a front door in the approved color, are usually simpler, but check with your board first. In townhome sections the association may own the outside walls, so we confirm that before touching anything exterior.
What west Miramar owners call us for
Most of our list here comes from HOA letters and busy garages:
- Paver driveway pressure washing, $199 for a two-car drive up to about 600 square feet; cleaning, re-sanding and sealing pavers is $2 per square foot
- A Garage Reset, fixed price from $599: sort, donate, zone and clean in a day
- Tote racks built to fit the garage, from $435 for the rack only or $750 with 12 new totes
- TV mounting, $149 up to 65 inches and $199 for 66 to 85 inches
- Drywall patches from $149, front door repaint $175, sliding glass door rollers $199 per panel
The year in west Miramar
The rainy season, roughly late May through October, leaves pavers and stucco streaked with mildew, and HOA inspection letters tend to follow. A pressure wash in early fall clears the driveway and walkway before the next notice.
During hurricane season, June 1 to November 30, we put up the panels or accordion shutters you own for $299 up to 10 openings, $20 for each extra opening, and take them down after a storm for the same price.
For owners who would rather not keep a list at all, our Home Care Plan starts at $129 a quarter: a 90-minute visit to change AC filters, test smoke and CO detectors, check caulk and faucets for leaks, then work through the small items you've been saving up.
Communities we serve in Miramar
Our focus is the western communities, from Vizcaya near Flamingo Road out past I-75 to the neighborhoods around Miramar Regional Park, the 173-acre park on Miramar Parkway about a mile west of the interstate. We take jobs in east Miramar too. Miramar is at the south end of our area, so a visit may add $39 or $69 for travel or carry a $299 job minimum, quoted up front. West Miramar communities we serve:
- Silver Lakes
- Riviera Isles
- Sunset Lakes
- Vizcaya
- Nautica
Questions from Miramar homeowners
My HOA sent a notice about my driveway. Can you handle it?
Usually, yes. Driveway and walkway stains, mildew on stucco and a faded front door are the common items. Text us a photo of the letter and we tell you what we can fix and the price of each item before we schedule.
Can you get through the gate at Vizcaya or Riviera Isles?
Yes. Add us to your guest list for the visit, and let us know if the association keeps vendor insurance certificates on file. We send ours ahead so the guardhouse doesn't hold us up.
How much does it cost to organize a garage?
A Garage Reset is a fixed price starting at $599 for a one-car garage. Our two-person crew sorts everything with you, hauls donations, sets up zones and leaves the floor clean. Tote racks start at $435, and a 12-tote rack with totes is $750.
Can you mount a TV on an outside wall in my house?
Yes. Exterior walls in these homes are concrete block behind the drywall, so we use masonry anchors there. A TV up to 65 inches is $149. If you want a new outlet behind the screen, that is electrical work and we leave it to a licensed electrician.
Do you guarantee the work?
Yes. Every job has a 90-day workmanship warranty. If something we did isn't right, we come back and fix it at no charge. Visits start at $149, which includes the first hour, and $85 an hour after that.