Condominium Restoration
Condominium Restoration for South Florida Associations
Restoration contracting built around how boards and property managers actually procure, fund and live through a project: comparable bids, transparent unit pricing, resident coordination and a clear record at close-out.
For boards and managers
The technical scope is the engineer's. The process around it is yours.
Associations have to compare bids, communicate with owners, plan funding and keep the building livable. CONCRE structures its pricing, schedule and reporting so those decisions are easier to make and defend.
CONCRE prices the engineer's scope line by line, explains allowances and unit prices, coordinates access with management and residents, and reports quantities by location as work progresses.
The Florida PE or Engineer of Record evaluates the building, specifies repairs and reviews changes. Legal, reserve and funding decisions remain with the association and its advisors.
CONCRE observes, maps and quantifies. The Florida PE evaluates, diagnoses and specifies.
Common board challenges
What associations usually need help with.
These are procurement and coordination needs, not technical findings.
Comparing bids
Proposals priced on different assumptions are hard to compare fairly.
Quantity uncertainty
Owners want to understand why repair quantities may change after opening.
Owner communication
Notices, unit access and balcony restrictions must be planned and explained.
Funding and phasing
Work may need to align with assessments, reserves or budget periods.
Operating the building
Entrances, parking, pools and amenities must stay usable where possible.
Record keeping
Boards need a clear record of what was found, approved, repaired and paid.
What CONCRE provides
Contractor services shaped for associations.
Delivered within the engineer's documents and the association's contract.
Bid-ready pricing
Line-item pricing aligned to the engineer's bid form, with assumptions stated.
Unit-price structure
Clear unit rates by repair type for quantities verified in the field.
Resident coordination plan
Notices, unit and balcony access windows and work-zone communication through management.
Phasing options
Sequences by elevation, stack or level that the board can align with funding.
Progress reporting
Quantities, photographs and status by location for board meetings.
Close-out package
Reconciled quantities and records for the association's files.
Occupied buildings
Residents live in the project. Planning has to reflect that.
Most South Florida association restoration happens with owners in residence.
Work zones, protection at entrances, noise windows, balcony access and daily clean-down are coordinated with the property manager in advance and adjusted as the work moves around the building.
CONCRE serves Miami-Dade County, Broward County and Palm Beach County.
From bid to close-out
How an association project runs.
- 01
Bid review
Engineer's documents and bid form reviewed; clarifications raised before pricing.
- 02
Proposal
Line-item and unit-price proposal with stated assumptions and exclusions.
- 03
Pre-construction
Phasing, resident notices, access and staging agreed with management.
- 04
Execution
Work executed to the documents, with field changes referred to the EOR.
- 05
Reporting
Regular quantity and photo reporting by location for the board.
- 06
Close-out
Reconciled final quantities and documentation package.
Before requesting bids
What the association should have ready.
- Engineer's report, repair documents and bid form
- Milestone, SIRS or reserve-study information relevant to the scope
- Association contact and decision process for approvals
- Known resident constraints, unit access rules and blackout dates
- Funding timeline or desired phasing
- Insurance and contract requirements from the association's advisors
Related services
Scopes associations commonly procure.
Questions
Condominium restoration questions.
- How can a board compare restoration bids fairly?
- Bids are easiest to compare when every contractor prices the same engineer's bid form, states assumptions and uses clear unit prices for quantities verified in the field. CONCRE prices in that format and lists its assumptions.
- Why might the final quantity differ from the bid?
- Concealed deterioration is often only defined after sounding and opening. CONCRE records estimated, identified, verified and repaired quantities by location; changes are reviewed under the contract and by the Engineer of Record.
- Can work be phased to match funding?
- Often, yes. Phasing by elevation, stack or level can be proposed, subject to the engineer's priorities for the repairs.
- Does CONCRE advise on assessments or legal requirements?
- No. Funding, assessment and legal decisions belong to the association and its legal and financial advisors. CONCRE provides contractor pricing and schedule information to support those decisions.
- Where does CONCRE work?
- CONCRE serves Miami-Dade County, Broward County and Palm Beach County.
General information about restoration contracting. Nothing on this page is engineering or legal advice, and no building condition is diagnosed here.
From CONCRE Insights
Further technical reading.
Milestone Inspection basics
What Is a Milestone Inspection in Florida? A Guide for Condominium Boards
A Milestone Inspection is a structural inspection performed by a Florida-licensed architect or engineer. This guide explains who it applies to, when it is due, how Phase One and Phase Two work, and what a board should organize if structural repairs are identified.
Concrete restoration
Concrete Spalling in South Florida Condominiums: Causes, Warning Signs & Repair
Spalling is visible evidence that concrete has separated or broken away. Understanding what can be observed, what requires professional evaluation and how repairs are executed helps condominium associations plan a disciplined response.
Quantity control
How Are Concrete Repair Quantities Measured? From Inspection to Final Repair
You cannot control what you cannot quantify. Concrete repair quantities move from estimated to identified, verified and repaired. This guide explains how each stage is measured, documented and approved so owners can follow the scope with evidence.
Project review
Send the engineer's bid documents.
We will review the scope, bid form, phasing and resident constraints and respond with a structured proposal.