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Serving Miami Lakes, FL and surrounding areas. (786) 905-1635
Miami Lakes Lanai Sunrooms & Patios is a licensed sunroom contractor serving Westchester, building enclosed patio rooms, screen rooms, and full sunroom additions for the concrete block homes throughout this western Miami-Dade neighborhood. We have served South Florida homeowners since 2016 and respond to every inquiry within one business day.
Westchester's mid-century CBS homes often have covered rear patios that are one step away from being fully enclosed living space - a conversion that adds usable square footage without the cost or disruption of a full block addition. Enclosing that existing covered area with glass or aluminum-framed panels is one of the most practical improvements for homeowners who have lived in the same Westchester house for decades. Learn more about enclosed patio rooms.
For Westchester homeowners who want to use their backyard without dealing with South Florida's mosquitoes and afternoon thunderstorms, a permitted screen enclosure is a practical, cost-effective solution. Wind-rated screen rooms on existing Westchester slabs extend outdoor time through more of the year while keeping the open-air feel of a covered patio.
Westchester lots from the 1950s and 1960s tend to have modest rear yards, but many have enough setback space for a small to mid-size sunroom addition on a new slab. A properly permitted glass room addition adds conditioned living square footage in a neighborhood where resale buyers notice finished interior area versus unfinished patio space.
The heavy afternoon rains that sweep through Westchester from June through October make an open rear patio impractical for much of the year. A glass or aluminum-panel patio enclosure gives homeowners a protected space they can actually use year-round - and one that holds up to South Florida's storm season without constant maintenance.
Westchester's proximity to the coast means salt air is a real factor in how quickly metal frames and fasteners corrode on exterior structures. Vinyl framing eliminates that concern - it will not rust, does not require painting, and holds its appearance through years of Westchester's heat and humidity without the upkeep that painted aluminum demands.
A permanent permitted patio cover is a practical first step for Westchesterhomeowners who want weather protection before committing to a full enclosure. It shades the slab during South Florida's intense midday heat, keeps the space dry during daily wet-season showers, and can be built as the structural base for a future screen room when the homeowner is ready.
Westchester is a densely settled community of over 50,000 residents in unincorporated Miami-Dade County, situated about 10 miles west of downtown Miami between the Palmetto Expressway and the Florida Turnpike. Most of its residential neighborhoods were built out in the 1950s through the 1970s - an era when single-story concrete block and stucco construction was the standard across South Florida. These homes are now 50 to 70 years old. At that age, the original rear patios often have cracked slabs, aging screen frames from enclosures installed decades ago, and rooflines that need to be properly assessed before new structures attach to them. Because Westchester has no separate city government, all permits for sunrooms, patio enclosures, and screen rooms are issued through Miami-Dade County under the state's High-Velocity Hurricane Zone requirements - one of the most demanding building code regimes in the country.
The climate adds a layer of complexity that most sunroom contractors from outside South Florida do not anticipate. Westchester sits close enough to Biscayne Bay and the Atlantic coast that salt-laden air drifts inland and accelerates corrosion on metal fasteners, screen frames, and any exposed hardware that was not specified for coastal exposure. Heavy wet-season rains from June through October - often several inches in a single afternoon - stress every seal and flashing joint. Year-round humidity promotes mold and mildew on surfaces that were not properly primed and sealed. A sunroom contractor who understands these conditions from experience in this specific part of Miami-Dade will specify the right materials and installation details from the start.
Our crew works throughout Westchester regularly, and we understand the local conditions that affect sunroom contractor work here. Because Westchester is unincorporated Miami-Dade County, building permits for all outdoor structures are submitted and processed through Miami-Dade County Building and Neighborhood Compliance- not a city building department. We have experience with that process and handle every permit application and county inspection coordination on the projects we build here.
SW 8th Street, known as Calle Ocho, is the main east-west commercial corridor running through Westchester, lined with shops, restaurants, and businesses that have served this predominantly Cuban-American and Latin American neighborhood for decades. Florida International University sits in the northwest corner of the community, and Tropical Park - a large Miami-Dade County park with sports fields and an equestrian center - is a well-used local landmark. The Palmetto Expressway (SR 826) runs along the eastern edge and the Florida Turnpike along the western edge, so our crew can reach any block in Westchester quickly from other parts of Miami-Dade.
We also serve homeowners in nearby Miramar and Tamiami, giving us working familiarity with the western Miami-Dade and Broward County corridor and the property types and permit processes common to this part of South Florida.
Reach us by phone or through the contact form and we respond within one business day. We schedule a free on-site estimate at your Westchesterproperty at a time that works for you.
We visit your Westchester property, measure the space, review the slab condition, and discuss what you want to build. You receive a written estimate that covers all materials, labor, and permit fees - no hidden costs discovered after you sign.
We submit all permit applications to Miami-Dade County Building and Neighborhood Compliance and coordinate the inspection schedule. You do not need to visit any county office - we manage the process end to end.
Our crew completes the installation and we schedule the county final inspection. Once the inspector approves the work, you receive all permit documentation and the project is closed out. You do not need to be present for the county inspection, though we notify you in advance.
We serve Westchester and the surrounding Miami-Dade communities. No obligation, no pressure - just a straight answer about what we can build and what it costs.
(786) 905-1635Westchester is a census-designated place in unincorporated Miami-Dade County, covering just over eight square miles about 10 miles west of downtown Miami. The community is bordered by Sweetwater and Fontainebleau to the north, Coral Terrace to the east, and Tamiami to the west. Florida International University (FIU) anchors the northwest corner of the community, bringing a steady mix of students, faculty, and staff to the area's streets and businesses. SW 8th Street, Calle Ocho, runs east-west through the heart of Westchester and is the main commercial strip - lined with Cuban-owned restaurants, shops, and businesses that reflect the neighborhood's strong Latin American heritage. Tropical Park, a large Miami-Dade County recreational facility with sports fields and an equestrian center, is one of the area's most-used community spaces.
Settled primarily in the 1950s through the 1970s, Westchester is a stable, owner-occupied neighborhood where roughly two-thirds of households own their homes. Most residences are single-story concrete block and stucco construction on modest lots with fenced backyards - a housing type that is well-suited for screen rooms and enclosed patio conversions. The Palmetto Expressway (SR 826) and the Florida Turnpike frame the east and west edges of the community, making it straightforward for contractors to reach from anywhere in Miami-Dade County. Neighboring Miramar to the north across the county line shares many of the same suburban home types and outdoor living preferences as Westchester.
Professional sunroom construction from foundation to finishing touches.
Learn MoreKeep bugs out while enjoying fresh air with a quality screen room.
Learn MoreConvert your existing patio into a fully enclosed sunroom space.
Learn MoreWe know Westchester's mid-century CBS homes, Miami-Dade County permit requirements, and the salt air and humidity conditions that affect every outdoor structure here - contact us now and we respond within one business day.