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Owner’s RepresentationConstruction Project ManagementPreconstruction, Budgeting & FeasibilityDesign & Consultant ManagementPermits, Board & City ApprovalsContractor Selection & Bid LevelingContract Negotiation & StructuringCost Control, Pay Applications & Change OrdersSchedule & Meeting ManagementQuality Oversight, Punch List & CloseoutProject RecoveryRemote & Out-of-State Owner RepresentationAll services →
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For condo & HOA boards

Owner’s representation for condo milestone repairs

Since Florida passed SB 4-D in 2022, condo boards have been handed engineering reports, repair scopes and assessments on a deadline. Board members are volunteers making large decisions. We work for the association to scope, bid, contract and manage the work.

Book a free consultation (570) 339-7793
No contractor kickbacks or markups10+ years leading projectsReply within one business day
Oceanfront condominium tower in South Florida during concrete restoration

What we watch for

Common problems, and how we handle them

Each of these can be prevented when someone catches it early. That’s our job.

01

Deadlines set by law

Milestone inspections, reserve studies and 40-year recertification come with deadlines the building official enforces.

We lay out the deadlines and work back from them, so the board is never rushed into a decision.

02

Open-ended concrete restoration

Damaged concrete can only be measured once it is opened up, and unverified unit-price quantities can run far past the estimate.

We set unit prices up front and verify quantities on site before the association pays.

03

No independent check

When one firm designs the repair, picks the contractor and certifies the work, nobody checks price and quality for the board.

We work only for the board, and check price and quality independently.

04

Unit owners paying the bill

Owners want to know the price was competitive and each draw was earned.

We run documented, competitive bids and give the board records it can share with owners.

05

Residents living through it

Balcony access, noise, water shutoffs and closures affect every resident and need clear notice.

We phase the work and give residents a clear look-ahead of what’s coming.

How we help

What Monster Project Group does for you

One project manager working for you, from the first drawing to the last punch-list item.

Book a free consultation (570) 339-7793
  1. 01

    Scope and funding plan

    We explain the engineer’s findings, separate required repairs from upgrades and plan against reserves, assessments and loans.

  2. 02

    Engineer and contractor selection

    We run documented, competitive selections and compare bids on the same scope and unit prices.

  3. 03

    Contracts that limit the unknowns

    We set unit prices, quantity checks, allowances, retainage, schedule and warranties, and review them with the association’s attorney.

  4. 04

    Quantities and draws checked

    We check each pay application against verified quantities and collect lien waivers before the association pays.

  5. 05

    Schedule and resident notices

    We phase the work by stack or elevation, give residents a plain look-ahead and send the board regular written reports.

  6. 06

    Closeout and records

    Engineer sign-offs, permit closeout, warranties and a full record for the next inspection cycle.

Typical projects

Projects we manage for condo & hoa boards

Phase 2 milestone inspection repairs40-year recertification repairsConcrete and balcony restorationWaterproofing, roofing and façade workGarage and pool deck structural repairsImpact window and door replacementElevator, fire-safety and MEP upgradesLobby and common-area renovations

Most relevant services

Services

FAQ

Questions we hear from owners like you

All questions

How is an owner’s rep different from our engineer?

The engineer of record designs the repairs, inspects the structural work and signs off. We manage procurement, contract, budget, quantities, pay applications, schedule and communication for the board.

Can you help us choose the engineer?

Yes. We help define the engineering scope, request proposals and compare them on the same basis.

Does the milestone inspection law apply to our building?

SB 4-D requires milestone inspections for condo and co-op buildings three stories or taller, and the rules have been amended since 2022. Your attorney and engineer should confirm your obligations, and we help the board act on them.

How do you protect unit owners?

Competitive, documented bidding, contracts that control quantities and change orders, draws paid only for verified work, and reports the board can share with owners.

Do you work alongside our property manager?

Yes. The manager runs daily operations and we run the construction project, with one set of information for the manager and board.

Start a project

Call us before the board signs a restoration contract.

Call (570) 339-7793 or book a consultation. We’ll review your inspection report, proposals or contract with the board.

  • A 30-minute call with Osher about your project
  • An honest opinion, even if you decide not to hire us
  • A written proposal: flat monthly retainer or a percentage of construction value
Call or text(570) 339-7793Emailoffice@monsterprojectgroup.com
Office500 E Broward Blvd, Suite 900, Fort Lauderdale

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