Brickell · Miami Beach · Aventura
A condo job in Miami is two projects at once: the work inside your unit and the rules of your building. We handle both. Our own crew renovates bathrooms, kitchens and floors in Miami-Dade towers, and we put together the association package and the permit submittal before demolition starts.
In a house, the owner decides when work starts. In a condo, the association has a say too. Many condo associations set work hours, require elevator reservations and ask for sound-control underlayment under hard floors. Those rules exist for a reason: your neighbors live on the other side of every wall you open.
That changes the order of the job. The first step is not demolition. It is reading your building's renovation rules and fitting the schedule inside them. Brickell, Downtown Miami, Miami Beach and Aventura are dense with high-rise condo towers, and the rules often differ from one building to the next. A schedule that worked in one tower may not work in yours.
It also changes what a useful quote looks like. A condo quote should say how material reaches your floor, where the debris goes, and which hours the crew can make noise. If a contractor cannot answer those three questions, the number on the page is not the real number. Ask before you sign, and get the answers in writing.
Two approvals are usually involved, and they come from different offices. The association approves work inside its building. The permit comes from the local building department, and in Miami-Dade that depends on where your building sits. The City of Miami runs its own building department, and Brickell and Coconut Grove are neighborhoods of the City of Miami. Miami Beach, Coral Gables, Doral and Aventura are separate cities with their own. Kendall is unincorporated and goes through Miami-Dade County. The Florida Building Code applies statewide, and each of those offices enforces it.
Work that moves plumbing or changes walls usually needs a permit. When the answer is unclear, the building department decides, so we ask before we start. We prepare the submittal and handle permitting as part of the job, and we assemble the association package in the same week, so one approval is not sitting idle while the other moves.
One more question is worth asking your association. After the 2021 Champlain Towers South collapse in Surfside, Florida passed SB 4-D (2022), which requires milestone structural inspections of condominium buildings three stories or taller. Find out whether one is coming up. Renovation and inspection work in the same weeks can slow both down.
Water is the biggest risk in a condo. A failed shower pan does not stay in your unit. It shows up on the ceiling below, and then it becomes a conversation with your neighbor and your association. That is why the membrane matters more than the tile you pick.
ANSI A118.10 is the standard for waterproof membranes that go under tile, and the TCNA Handbook publishes the installation methods used across the U.S. We install the membrane, flood-test the pan, and only then set tile. The test is simple: water sits in the pan long enough to show a leak while the fix is still cheap, before anything is covered.
Floors carry a different risk, which is noise. Tile and stone pass footsteps to the unit below, so get your association's floor rule before you choose a floor. Underlayment adds height at doorways and at the shower curb, and it is easier to plan for on paper than to fix after the tile arrives. Air near Biscayne Bay and the ocean carries salt, and humidity is high most of the year, so pick grout and sealer for those conditions and plan to reseal natural stone in a wet room over time.
Why AP STONE INC.
We prepare the association paperwork and the permit submittal together, so neither approval waits on the other.
Every wet area gets a waterproof membrane and a flood test before the first tile is set.
When your association asks for it under hard floors, we plan door and curb heights around it from day one.
We book the elevator through the building, cover the common areas on the route, and take debris out the way material came in.
Bilingual service in English and Spanish throughout every stage of your renovation.
"Our condo needed a full bathroom renovation and the building has very strict rules. AP Stone handled everything — the HOA paperwork, the freight elevator scheduling, the waterproofing. Not a single complaint from neighbors. The finish is beautiful."
David L.
Brickell — Master Bath Renovation
"I was worried about the building rules — our association is notorious for rejecting contractors. AP Stone submitted everything the management office needed before I even knew what to ask for. Approved in three days. Project done in one week."
Maria T.
Edgewater — Full Bath and Kitchen Tile
"They documented the IIC rating for the sound underlayment — something two other contractors had never even heard of. Our association required it and AP Stone had the paperwork ready before we asked. This is a team that knows condo work."
Jorge M.
Coconut Grove — Full Floor Renovation
It depends on the rooms, the materials and the building. A bathroom with a new membrane and natural stone takes more labor than a floor-only job. Large slabs that do not fit the elevator need more handling. Short work hours stretch the schedule, and a longer schedule costs more. We quote after measuring your unit and reading your building's renovation rules, so the quote reflects your tower, not an average.
The order of steps is fixed: association approval and permit, demolition, any plumbing changes, membrane and flood test, tile or stone, then grout and sealer. The calendar starts when both the association and the building department say yes. Mortar, grout and sealer each need cure time before the next step, and building work hours give the crew fewer hours per day than a house would.
Often both, from two different offices. The association approves work inside its building. The permit comes from the city when the building is inside city limits, such as the City of Miami for Brickell or the City of Aventura, and from Miami-Dade County in unincorporated areas like Kendall. We prepare the submittal and handle permitting as part of the job.
Three things: the work hours, how to reserve the elevator, and the rule for hard floors. Many associations ask for sound-control underlayment under tile and stone. That layer adds height at doorways and at the shower curb, so knowing the rule first keeps you from ordering tile twice.
Yes. We are based in North Miami Beach and work across Miami-Dade, Broward and Palm Beach counties, including the towers in Brickell, Downtown Miami, Miami Beach and Aventura. Depending on the address, the permit goes to the City of Miami, the City of Miami Beach or the City of Aventura, and we file with the right one. Se habla español: the crew works in English and Spanish.
Request a free quote. We'll handle the HOA paperwork, the logistics, and the installation.