What does an association need from a contractor before work starts?
Most associations want a certificate of insurance naming them as an additional insured, proof of our license, a signed contract and a schedule. Many also ask for a deposit schedule and a list of subcontractors. Send us your rules early, and we will set up the paperwork so a manager is not chasing it during the project.
How does a renovation fit with milestone inspections and reserve studies?
Florida condominium rules require structural milestone inspections for older buildings of three stories or more, and reserve studies for structural items. A cosmetic common-area project should not cover up what an engineer needs to see. Ask the association engineer which walls, ceilings and slabs must stay accessible, and we will sequence around them.
Can the elevators stay in service during deliveries?
Usually, with planning. We reserve the service elevator for crews and materials, pad it, and keep one passenger car free for residents. Deliveries are scheduled in set windows and carried in off-peak where we can. If tile or large panels need the passenger car, we tell residents in advance.
Which floor materials survive wet entrances and salt?
Porcelain tile with a slip-resistant surface is the usual choice at entrances, because it handles rain, tracked-in sand and salt. Polished finishes like the one in the photos suit dry interior halls. At entrances, a recessed mat and good drainage matter as much as the tile, so we check both.
How should residents be told about the work?
With a written notice before each stage: what will happen, which areas are closed, the hours and who to call. We give the manager copy for posting and email, and update it if dates move. Residents accept disruption better when they know the end date, so we post it even when it is only approximate.
Can we see alternates before the board votes?
Yes. We can price the job in a base scope and add alternates for upgrades like better tile, extra lighting or a feature wall. The board then votes on a clear list rather than on a single number. Each alternate is described in plain terms, so owners can see what they are choosing.
Where do materials go during hurricane season?
We agree on a storage space with the association before delivery, typically a locked room or a covered area away from flood-prone garage levels. When a storm is forecast, we secure loose materials, remove debris from the common areas and confirm the plan with the manager. Nothing is left where wind or water can move it.
What documents do we keep after the renovation?
The association should keep the permit set, final inspection approvals, product data and warranties, a finish schedule with colors and tile codes, and maintenance instructions. We hand these over as one package. Boards change over the years, so a complete record saves time when a replacement tile or light fixture is needed.
