Unincorporated, with 80,241 people
It is a census-designated place rather than a municipality, which means the county is the government for every purpose that matters to a plumbing job.
Miami-Dade County · line answered right now
Emergency plumbing in Kendall, where the county is the city
Dispatch takes the address, stays on the line while you find the shut-off, and routes a plumber who knows there is no municipal building department here to call.
- CFC1433655Florida plumbing contractor license
- Miami-Dade Countyon call across all three counties
Who issues a plumbing permit in Kendall?
Miami-Dade County, because Kendall is not a city. It is an unincorporated census-designated place with about eighty thousand residents and no municipal government of its own, so there is no city hall, no city building department and no city utility. The county is the permit authority and Miami-Dade Water and Sewer is the utility.
That simplifies one thing and complicates another. It simplifies it because there is only one organization to deal with. It complicates it because county processes are written for the whole of unincorporated Miami-Dade rather than for one neighborhood, and the county reviews new construction, changes of use and most renovations for capacity before work clears.
The housing splits by decade. Kendall grew through the 1950s and pushed westward through the 1970s, 1980s and 1990s, and Hurricane Andrew in August 1992 destroyed a great deal of it, which was then rebuilt.
What is under these houses
A place with no city hall and two building eras
Kendall is defined by what it does not have as much as by what it does.
The 1950s eastern half
The oldest part of Kendall is closest to the city, and it is old enough that cast iron drain lines are the working assumption rather than the exception.
The westward push
Development moved west through the 1970s, 1980s and 1990s, so the further west the address, the later the material under the slab.
August 1992 rebuilt a lot of it
Hurricane Andrew severely damaged this area, destroying homes and businesses that were rebuilt over the following years. Many houses here are an older shell with newer work inside.
Seven feet above sea level
Low and flat, so escaping water under a slab moves through fill rather than pooling, and the damp you can see is not the break.
How it fails here
The three calls this area generates
What follows from a 1950s east, a 1990s west and one storm in between.
East Kendall: a drain that keeps returning
In the older eastern sections the drain line is cast iron, corroding from the inside so the bore roughens and catches what should pass. Clearing it treats the blockage and leaves the cause.
Ask for a camera before a third clearing.
Cast iron replacementPost-Andrew work of unknown vintage
A house rebuilt after 1992 can have three generations of pipe in it, joined by whoever did the repair that year. What is behind the wall is genuinely an open question until somebody looks.
Ask what the rest of the run is made of.
RepipingDamp with nothing above it
At seven feet on flat ground, water leaving a pressurized line under the slab travels sideways through fill until a seam lets it up. The wet patch is where the floor gave, not where the pipe did.
Have it located before anything is opened.
Leak detectionWhere we work
The parts of Kendall, and what changes between them
Sixteen square miles with the oldest and the newest housing at opposite ends.
Dadeland
The commercial core, with Metrorail at Dadeland North and South. Mixed-use and commercial buildings where a failure is usually a shared line rather than one tenant’s.
East Kendall
The 1950s sections closest to the city, and the part where cast iron drains and their recurring clogs are the routine call rather than the unusual one.
West Kendall
The 1970s to 1990s expansion, and the part Hurricane Andrew hit hardest in 1992, so a lot of it is rebuilt work of a known date rather than original.
Who owns what
Permits, water and sewer in Kendall
One organization for all of it, because there is no city.
- Status
- Unincorporated census-designated placeNo municipal government, so no city building department and no city utility.
- Water
- Miami-Dade Water and Sewer DepartmentThe county utility serves unincorporated Miami-Dade directly.
- Sewer
- Miami-Dade Water and Sewer DepartmentThe county evaluates new construction, changes of use and most renovations for capacity.
- Permits
- Miami-Dade CountyCounty permits rather than city permits, on county timelines.
Reviews
What customers wrote on Google
Real reviews from the company’s own Google Business Profile, quoted with the reviewer’s public name.
5.075 Google reviews
77of the 77 reviews captured from the profile are five stars, and none is below five.
Read straight from the Google Business Profile on August 20, 2026. Counted, not estimated.
Open the Google profileMike came and save me the day he replaced my waterheater after It was flooded all over thanks God there is emergency plumbing SFL BIG RECOMANDATION
Moti gave exceptional service ! He arrived quickly and was done less than an hour ! Will use this company again
Had a really slow drain in my bathroom and it was driving me crazy. The guy who came out was super chill and found a bunch of hair and gunk clogging it up. He cleared it out in like 20 minutes, and now it’s draining faster than before! …
Questions
Kendall, specifically
Which city do I call about a permit?
None of them. Kendall is unincorporated, so there is no city hall and no city building department. Permits here are Miami-Dade County permits, and the county is also the water and sewer utility.
My house was rebuilt after Hurricane Andrew. Does that help?
Sometimes, and it is worth knowing rather than assuming. A post-1992 rebuild can mean newer supply and drain work, or it can mean new finishes over original pipe. The date on the house and the date on the plumbing are often different.
Is East Kendall really different from West Kendall?
For plumbing, yes. The east is 1950s and 1960s and sits in the cast iron era. The west was built from the 1970s onward. Same name, roughly forty years between the pipe under each.
Do you cover Kendall at night and on weekends?
Yes, and the line is answered by a person. Kendall is about fourteen miles southwest of downtown Miami and well inside the working area.
Nearby
The places either side of this one
Neighbors that are cities, unlike this one.
Live dispatch · 24 / 7 / 365
Something wrong in Kendall right now?
A person answers at any hour, walks you through shutting the water off, and a plumber is routed to the address.
No obligation. Work performed under Florida plumbing contractor license CFC1433655.