In a Brandon bathroom remodel, the part of the budget you cannot see often matters more than the tile you can. Many Brandon homes were built between the 1970s and the 1990s on concrete slabs, which means cast iron drain lines, galvanized or polybutylene supply lines, and plumbing routed under the slab that can need attention the moment the walls open up. This guide walks through exactly what to expect, from the first measurement to the final inspection, so you can plan a realistic budget and timeline before the first wall comes down.
Quick answer: what to expect in Brandon
- Cost. Most Brandon bathroom remodels run $25,000 to $50,000 for a mid range project. A cosmetic refresh can start near $15,000, and a full custom primary suite runs $50,000 and up.
- Timeline. Plan on 3 to 6 weeks for a standard bathroom, and 6 to 8 weeks for a full primary suite with layout changes.
- Permit. A Hillsborough County permit is required for any bathroom remodel that involves plumbing, electrical, or layout changes.
- One licensed process. CMK coordinates design, permitting, plumbing, electrical, waterproofing, and project management through one licensed process, so you are never managing trades on your own.
CMK Construction is a state certified general contractor (CGC 1516665) and a state certified plumbing contractor (CFC 1430533), with a registered electrical license (ER 13016498). Plumbing is performed in house under our own license. Electrical is coordinated through one licensed process alongside design, permitting, waterproofing, and project management, so every trade answers to the same team and the same schedule. We are also one of the higher volume residential remodeling permit holders in Tampa Bay, which matters in Brandon because so much of the work happens behind older walls.
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Schedule a Free Brandon Bathroom Consultation Call (813) 379 2116A real Brandon bathroom remodel, before and after
Here is a recent Brandon project that shows what the process delivers. The owners started with a dated, closed in layout: a dark vanity with a cultured marble top and an enclosed tub and shower combo. CMK reworked the space into a brighter, modern bathroom with a gray double vanity, quartz countertops, marble look porcelain tile, and a curbless walk in shower with a built in bench and a pebble accent column. The before and after below show the shower transformation, and the finished double vanity is the photo at the top of this page.
Before and after photos from the same CMK Construction bathroom remodel in Brandon, FL.
What to expect, step by step
Every CMK bathroom remodel runs through the same structured process, so you always know what is happening and what comes next. Here is the full path for a Brandon project.
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Free in home consultation
We come to your Brandon home, look at the actual bathroom, and talk through what is working, what is not, and what you want the finished space to do. Seeing the room in person is how we spot the early signs of older home issues, like soft flooring near the shower, dated valves, or a vanity that has been quietly leaking. You get honest direction and a realistic budget range before anyone asks you to sign anything.
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Design and material selections
Once your project is underway, you work with an accredited designer in our 4,000 square foot Design Studio, where you see and touch real cabinet doors, countertop slabs, tile, vanities, and fixtures before anything is ordered. This selection experience is part of being a CMK client, available after your project begins, not a sales appointment. You leave with a layout, a materials list, and a plan that fits both your home and your budget.
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Permitting through Hillsborough County
Because Brandon is in unincorporated Hillsborough County, your permit goes through the county Development Services Department, not a city hall. We prepare and submit the application, pull the permit, and record the Notice of Commencement. You do not chase paperwork or schedule inspectors. More detail on the county process is below.
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Demolition and discovery
This is the phase that defines a Brandon remodel. When we open the walls and floor, we see the real condition of the plumbing and framing. In a 1970s to 1990s slab home, that can mean cast iron drains that have corroded, galvanized or polybutylene supply lines due for replacement, or a shower pan that was never properly waterproofed. We document anything we find and review it with you before any added work proceeds, so there are no quiet surprises on the final bill.
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Rough in: plumbing and electrical
Our in house plumbing crew sets the new supply and drain lines under our own state certified plumbing license. Electrical is coordinated through the same single licensed process, so new circuits, the exhaust fan, and lighting are all sequenced into the schedule rather than handed off to an outside contractor you have to manage. Rough in inspections happen at this stage, before anything gets closed back up.
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Waterproofing and tile
In Florida humidity, waterproofing is the difference between a bathroom that lasts and one that grows mold behind the tile. We use a proper waterproofing system on showers and wet areas, then set tile with the cure time built into the schedule. Rushing this step is the most common reason budget remodels fail within a few years, so we do not.
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Finishes, fixtures, and final details
Vanity, countertop, mirror, lighting, glass, hardware, and paint go in. Your project manager walks the space with you, builds a punch list of anything to perfect, and closes it out.
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Final inspection and walkthrough
The county performs the final inspection, we complete a final walkthrough with you, and your remodel is backed by the CMK Peace of Mind Warranty, which covers the workmanship and materials we install for one full year.
What a Brandon bathroom remodel costs
Bathroom remodel cost in Brandon depends on the size of the space, the materials you select, and how much of the existing plumbing and layout stays in place. The ranges below are CMK planning ranges for the Tampa Bay market, including labor, materials, permits, and daily project management.
| Project type | Typical investment | What it usually includes |
|---|---|---|
| Cosmetic refresh | $15,000 to $25,000 | New tub or shower, vanity, tile, fixtures, and paint within the existing layout. |
| Mid range remodel | $25,000 to $50,000 | Walk in shower conversion, custom vanity, quartz top, full waterproofing, new lighting, and select layout changes. |
| Full custom primary suite | $50,000 and up | Structural or layout changes, freestanding tub, curbless shower, double vanity, and higher end finishes. Larger suites can exceed $85,000. |
These are planning ranges, not fixed quotes. Your actual price depends on the condition of the existing plumbing and framing, the scope of any layout change, and your material selections. We provide a firm, itemized estimate after the in home consultation.
The single biggest swing factor in Brandon is whether the existing layout stays put. Keep the toilet, shower, and vanity in their current spots, and plumbing stays simple. Move any of those drains, and you add real cost, because in a slab home that often means cutting and rerouting lines under concrete. Material choices matter too, but layout and the hidden condition of the plumbing are what move a budget the most.
Key takeaway for older Brandon homes. The largest variable in a Brandon bathroom remodel is what sits behind the walls and under the slab. Homes built in the 1970s, 1980s, and 1990s frequently carry cast iron drain lines, galvanized or polybutylene supply lines, and original shower waterproofing that has reached the end of its life. A good remodeler plans for this, inspects for it during demolition, and reviews any findings with you before proceeding, rather than discovering it as a surprise charge. Budgeting a contingency of 10 to 15 percent for the older home factor is smart on any Brandon project.
Brandon permits: how Hillsborough County works
Brandon is an unincorporated community, so bathroom remodel permits are issued by the Hillsborough County Development Services Department, not a separate Brandon city office. Here is what to expect.
When a permit is required
A permit is required when your remodel involves plumbing, electrical, mechanical, or structural and layout changes, which covers almost every real bathroom remodel. Purely cosmetic work, such as swapping a vanity, painting, or replacing floor covering with no plumbing or electrical work, often does not require one. If a contractor tells you a full bathroom remodel with a new shower needs no permit, treat that as a warning sign.
How it is submitted and how long it takes
Applications are submitted online through the county HillsGovHub portal. Residential plan review typically runs 10 to 15 business days, and review timelines across Hillsborough have stretched somewhat in 2026 with the region growth, so it is wise to build a one to two week buffer into the front of the schedule. A recorded Notice of Commencement is required for jobs over $5,000 before the first inspection. All work is reviewed against the Florida Building Code 8th Edition (2023) and the local amendments in Chapter 8 of the county code.
A note on the 2026 exemption
Beginning July 1, 2026, Florida House Bill 803 allows certain non structural work on a single family home valued under $7,500 to be exempt from a permit. Read the fine print before relying on it: the exemption does not apply to any work that includes plumbing, electrical, structural, mechanical, or gas, and it does not apply to properties in a flood hazard area. Because almost every genuine bathroom remodel touches plumbing or electrical, most Brandon bathroom projects still require a permit.
Official Hillsborough County sources:
- Hillsborough County Building Permits and Records
- Permits for Homeowners checklist
- Work Exempt from Permits
As your contractor, CMK handles the entire permit process on your behalf, from application through final inspection, as part of the build.
Why Brandon homeowners choose CMK
CMK Construction has designed and built bathrooms across Hillsborough County since 2004, which means we have already seen what is behind the walls in Brandon homes of every era. We are a family owned, state certified, design build remodeler, so your designer, project manager, and licensed in house trades all work for the same company from the first measurement to the final walkthrough. There is one accountable team and one schedule, not a general contractor handing your project off to a rotating cast of subcontractors.
That structure is also why our process feels different once you are a client. Your material selections happen in person in our 4,000 square foot Design Studio with an accredited designer, where you see and approve every cabinet, countertop, tile, and fixture before it is ordered. That studio experience is part of being a CMK client, available after your project begins, and it is a big reason our projects finish with so few surprises.
What Tampa Bay homeowners say
CMK holds a 4.8 star rating across more than 400 reviews and has been voted Tampa Bay Times Best of the Best for six straight years, 2020 through 2025. These are real, verified five star bathroom remodel reviews from CMK clients.
We hired CMK to completely remodel our master bathroom. Our project manager, Davis, was always available and kept us apprised of when the different workers, plumbing, electrical, and so on, would be out. It felt like Davis was our advocate, working hard to keep the project moving. The tradesmen worked incredibly hard and cleaned up each day. Our project took a little under a month from demolition to final clean up. CMK may not be the lowest bid, but I can assure you they will do the best work.
My husband and I had our owner’s suite bathroom remodeled and are thrilled with CMK. Our project manager, Barry, estimated 6 to 8 weeks, but our project was completed in just under 6 weeks. He made sure to tell us when to expect the electrician, plumber, cabinet installers, and tile layers, and they always showed up on time and were courteous. It all started with Aimee, CMK’s interior designer, in their bright and amazing showroom. We are so happy and pleased with the final results.
CMK did a fantastic job with our master bathroom. The design session was fun, choosing all the products to update our bathroom. Construction started on time, and our project manager was here 2 to 3 times a week. We are thrilled with the price and the results. We could not be happier.
I am so happy with my bathroom and shower. Barry, my project manager, was awesome, always answering my calls and questions and ensuring the work was high quality through every phase. He was professional, efficient, and way ahead of schedule, and he continued to check on his crew and their work quality. CMK is the company you want.
Keep planning your remodel
Brandon bathroom remodeling FAQs
How much does a bathroom remodel cost in Brandon, FL?
Most Brandon bathroom remodels fall between $25,000 and $50,000 for a mid range project that includes a walk in shower conversion, a custom vanity, full waterproofing, new lighting, and quality tile within the existing layout. A more cosmetic refresh can start near $15,000, while a full custom primary suite with layout changes, a freestanding tub, and a curbless shower runs $50,000 and up, with larger suites exceeding $85,000. The biggest cost drivers in Brandon are whether you move any plumbing fixtures, the condition of the existing plumbing once the walls open up, and your material selections. Because so many Brandon homes were built on slabs in the 1970s through 1990s, it is smart to budget a 10 to 15 percent contingency for older home surprises. Every CMK estimate includes labor, materials, permits, and daily project management, and is itemized after a free in home consultation so you can see exactly where the money goes.
Do I need a permit to remodel a bathroom in Brandon or Hillsborough County?
Yes, in almost every case. Brandon is in unincorporated Hillsborough County, so your permit is issued by the county Development Services Department through the HillsGovHub online portal. A permit is required whenever the project involves plumbing, electrical, mechanical, or structural and layout changes, which covers nearly every real bathroom remodel. Purely cosmetic updates with no plumbing or electrical work, such as a vanity swap or paint, often do not require one. A 2026 state exemption (House Bill 803, effective July 1, 2026) allows some non structural work under $7,500 to skip a permit, but it specifically excludes any work involving plumbing or electrical and any property in a flood hazard area, so most bathroom remodels still need one. CMK handles the entire permit process for you, including the application, the recorded Notice of Commencement required on jobs over $5,000, and all inspections, so you never have to navigate the county portal yourself.
How long does a Brandon bathroom remodel take?
A standard Brandon bathroom remodel takes about 3 to 6 weeks from demolition to final inspection. A full primary suite with layout changes, new plumbing, and electrical work typically runs 6 to 8 weeks. Two things stretch the timeline in Brandon specifically. First, county permit review usually takes 10 to 15 business days up front, and that window has lengthened somewhat in 2026, so we build a buffer into the schedule. Second, older homes can reveal plumbing or framing issues during demolition that add a few days of necessary work. We also build proper waterproofing and tile cure time into every schedule rather than rushing it, because that is what makes the finished bathroom last. Your dedicated project manager gives you a detailed timeline during the design phase and keeps you updated through construction.
Why do older Brandon homes sometimes cost more to remodel?
Brandon grew rapidly from the 1970s through the 1990s, and many of those homes were built on concrete slabs with plumbing materials that are now near or past their service life. When we open the walls and floor, we sometimes find corroded cast iron drain lines, galvanized or polybutylene supply lines, or original shower waterproofing that has failed. Replacing these is not optional if you want the new bathroom to last, and in a slab home rerouting a drain can mean cutting into concrete, which adds labor. None of this is a reason to avoid remodeling. It simply means a Brandon project should be planned with a contingency and built by a remodeler who inspects for these issues during demolition and reviews any findings with you before doing extra work, rather than springing a surprise charge at the end. CMK documents everything we find and gets your approval before proceeding.
Can you convert my tub to a walk in shower?
Yes, and a tub to shower conversion is one of the most requested Brandon bathroom upgrades, especially in primary baths and for homeowners planning to age in place. A clean, well built walk in shower with proper waterproofing, slip resistant flooring, and a frameless or sliding glass enclosure also tends to return strong value at resale. The cost depends on the size of the shower, the tile and glass you choose, and whether the drain has to move. We can keep an existing alcove footprint to control cost, or open the space up for a larger curbless shower as part of a fuller remodel. During your in home consultation we will look at your existing tub, the plumbing behind it, and your goals, then give you a realistic range.
Can you move the toilet, shower, or vanity to a new location?
Yes. Relocating fixtures is one of the most effective ways to fix a cramped or awkward bathroom layout, and it is fully within what a design build remodeler handles. It does add cost, because moving a drain in a slab home means cutting and rerouting plumbing under concrete, which is more involved than a like for like swap. Because CMK is a state certified plumbing contractor with an in house plumbing crew, this work is performed under our own license and sequenced into the same schedule as the rest of the remodel. During design we will show you what a layout change requires and what it adds to the budget, so you can decide whether the improved flow is worth it for your space.
Do you handle the plumbing and electrical yourselves?
Plumbing is performed in house. CMK is a state certified plumbing contractor (CFC 1430533), so our own crew sets the supply and drain lines under our license, which keeps that critical work on one accountable schedule. Electrical is coordinated through one licensed process under our registered electrical license (ER 13016498), meaning new circuits, the exhaust fan, and lighting are all planned, permitted, and sequenced by the same team that runs your project rather than handed off to an outside contractor you would have to manage yourself. The practical benefit for you is simple: design, permitting, plumbing, electrical, waterproofing, and project management all flow through a single team and a single timeline, which is a big part of why CMK projects finish with so few surprises.
What areas around Brandon does CMK serve?
CMK serves Brandon and the surrounding eastern Hillsborough communities, including Valrico, Riverview, FishHawk, Bloomingdale, Seffner, Lithia, and Dover, along with the wider Tampa Bay area across Hillsborough, Pinellas, Pasco, Sarasota, and Manatee counties. Our 4,000 square foot Design Studio is at 13329 W. Hillsborough Avenue in Tampa, a straightforward drive from Brandon, and as a client you visit in person to make your material selections. Wherever your home sits in the Brandon area, the same in house team handles design, permitting, and construction from start to finish.
Ready to start your Brandon bathroom remodel?
Book a free in home consultation and get an honest, itemized plan for your space.
Schedule a Free Brandon Bathroom Consultation Call (813) 379 2116
