Condominiums · Unit owners & associations · South Florida
Condominium work runs on two rulebooks, not one.
In a condominium the building code is only half of it. The association governs when you can work, how materials come in, what counts as yours to change, and whether the design is approved at all — and that half is where most condo projects actually slip.
We work both sides of it: renovations for unit owners, and repair and openings projects for boards and managers. One licensed general contractor, and documentation an association can put in front of its owners.
Florida Certified General Contractor · License #CGC1541275 · Licensed & insured · Mon–Fri 7am–6pm · Sat 8am–2pm
Unit owner or board?
Tell us which, and roughly what's involved. We'll come back within one business day.
If you own the unit
Four things that decide your schedule.
Architectural review comes first
The association approves the design before a permit application is submitted. Treat it as a scheduled milestone, not a formality — it is routinely the longest item on the calendar.
Work hours are not yours to set
Most associations restrict start and finish times, and many prohibit noisy work in season entirely. That constraint belongs in the estimate, not in a change order later.
Getting materials in and debris out
Elevator reservations, protection of common areas, and a designated route for debris. On a high floor this shapes the schedule as much as the scope does.
What is yours to change
The line between unit and common element decides what you may touch. Plumbing in a slab, exterior openings and anything structural usually sit on the association's side of it.
Our work
Finishes that survive close inspection.
Bath renovation from a completed whole-home project in Naples, Florida. Condominium work is judged at close range, in a small room, by someone who lives there — which is a different standard from a house.
Residential Renovations · Naples, FL · Completed by Axiom Construction
If you sit on the board
Association-scope work.
Milestone and safety inspection repairs
When a structural inspection identifies work, the board needs a licensed GC who can price the report, sequence repairs around occupied units, and document what was done.
Building-wide openings projects
Replacing windows and sliding doors across a whole building is a procurement and logistics exercise before it is a construction one — approvals, staging and unit-by-unit access.
Post-storm restoration
Dry-in, demolition and reconstruction with the dated photo records and debris manifests that carriers and FEMA require on an association claim.
Reporting a board can actually use
Photo-documented progress a manager can forward to owners without rewriting it. Most disputes we are called into started as a communication gap, not a workmanship one.
Florida also runs a separate hurricane-hardening pilot program for condominium associations, distinct from the single-family track covered on our My Safe Florida Home page. Worth a board's time to check its current status before funding openings work from reserves.
Where the rules change
A Broward condo is not a Collier condo.
In Fort Lauderdale and the rest of Broward, exterior openings fall under High-Velocity Hurricane Zone requirements — approved products with documentation, assembled before submittal. In Naples, Bonita Springs and Lee County the product approval regime is different, and coastal parcels bring their own reviews.
The same window schedule is not valid in both, which is the single most common cause of a rejected association openings package. We check it at estimate time, while a substitution is still free.
Questions
Condominium work — common questions.
Do I need association approval to renovate my condo?
Almost certainly, and usually before a permit application goes in. Most associations require architectural review committee approval, and many also set work hours, elevator procedures and rules for protecting common areas. We build those into the schedule rather than discovering them.
What can I actually change inside my unit?
That depends on where your association's documents draw the line between the unit and common elements. Interior finishes are normally yours; exterior openings, structural elements and some plumbing runs usually are not. It is worth confirming before you design around something you cannot move.
Can you work with our board on inspection repairs?
Yes. When a structural milestone or building safety inspection identifies required repairs, we price the report scope by scope, sequence the work around occupancy, and provide the documentation the association needs for its records and its owners.
How do impact windows work in a condominium?
Exterior openings are typically a common element, so the association controls the specification and often the whole project. In Broward and Miami-Dade the products must also meet High-Velocity Hurricane Zone requirements, which narrows what is approvable before anyone talks price.
Can you do the work in season?
Sometimes, and sometimes the association forbids it. Where in-season work is restricted, the honest answer is to plan for the shoulder or off-season rather than promising a window we cannot control.
Do you handle both unit owners and associations?
Both. They are different clients with different needs — a unit owner is managing one renovation, a board is managing a building and a group of owners — and we scope and report accordingly.
Renovating a unit, or repairing a building?
Send us the association rules or the inspection report and we will price against what is actually allowed.