For condo associations, HOAs and property managers in Brevard County

Condo Exterior Renovation in Brevard County

We repair and rebuild balconies, fix concrete spalling, and replace siding, stucco, soffit and fascia, and windows and doors on condos, apartments, townhouses, duplexes and villas of 2 to 3 stories.

Get a free exterior assessment

condo remodeling Florida Roofing and Renovation Inc.

CGC1527853State Certified General Contractor
CCC1331836State Certified Roofing Contractor
Since 1980Owner Michael Smith on Florida buildings
$1M / $2MGeneral liability, plus workers' comp for our own crew

What condo exterior renovation includes

Everything on the outside of a multifamily building below the roofline: wall cladding, trim, openings, balconies and the structure behind them.

Balconies

Repair, replacement and full rebuilds.

Starts with: rotted framing, loose railings, failed decking

Balcony concrete

Spalling repair: cut out damaged concrete, add new rebar, pour new concrete, finish with stucco.

Starts with: flaking concrete and rust stains

Balcony decking and screens

Replace balcony decking and rescreen screened balconies.

Starts with: soft decking, torn or sagging screens

Siding

Repair and replace vinyl, wood and James Hardie siding, plus the sheathing and weather barrier behind it.

Starts with: rot, warped boards, storm damage

Stucco

Repair cracked and loose stucco and patch it to match.

Starts with: cracks that let water reach the block

Soffit and fascia

Replace rotted wood soffit and fascia, often with vented vinyl soffit and PVC trim.

Starts with: soft or stained boards, pests in the attic

Windows and doors

Replace windows, entry doors and sliding glass doors.

Starts with: leaks, failed seals, code upgrades

Framing and structure

Replace rotten beams, plates and sheathing under our general contractor license.

Starts with: damage found once old siding comes off

What condo exterior renovation includes

Balconies are where condo buildings usually fail first, because they take rain on every surface and hold water against concrete, wood and metal. Salt air near the Brevard coast speeds this up, and the damage grows each year it is left.

Spalling repair: We cut out the damaged concrete, add new rebar, pour new concrete and finish with stucco.
Decking and screens: We replace soft decking and rescreen screened balconies. A soft spot underfoot usually means water has reached the framing.
Full rebuilds: When the beams, joists or ledger have rotted, we remove the balcony and rebuild it under our general contractor license.

Spalled or rotted balconies are among the most common findings in milestone inspections, so a balcony project often starts with an engineer’s report.

Signs your buildings need exterior work

Most condo exterior projects start with water getting into the building. Board members and managers can spot the early signs on a walk-around.

Board walk-around checklist

Rust stains or flaking concrete on balconies, walkways and lanai ceilings
Soft spots in balcony decking, or railings that move when pushed
Cracks in stucco wider than a hairline, or stucco that sounds hollow when tapped
Soft, swollen or stained soffit and fascia boards
Siding that is warped, split or pulling away from the wall
Water stains inside units below windows or sliding glass doors

Florida's condo safety laws: what your board needs to know

Since 2022, Florida requires many condo buildings to get regular structural inspections and to save money for major repairs. That is why so many Brevard associations are planning balcony, siding and window work right now.

Does it apply to your building?

Yes: condo buildings of 3 or more stories
No: townhome HOAs, 1- and 2-story buildings, rental apartments

Milestone inspection

An engineer inspects the building's structure when it turns 30, then every 10 years. Some buildings near the coast must be inspected sooner.

If the engineer finds serious damage, such as spalled balconies, the report lists the repairs needed.

Reserve study (SIRS)

The association must study what its major building parts will cost to replace and save money for them every year.

That list includes windows and exterior doors, waterproofing and exterior painting, the roof and the structure.

Have an inspection report or reserve study?

We do the repairs they call for: balcony spalling and rebuilds, rotted framing, siding, stucco, and windows and doors.

Call Michael: 321-914-3360

A plain summary, not legal advice. Your association's attorney and engineer can confirm what applies to your buildings.

Siding and wall options for Brevard condos

Most associations keep the material they have and match it. The right choice depends on budget, distance from the ocean and the look of the community.

Vinyl siding

No painting; wash it. Fits lower-cost projects and gable ends.

Wood-Plastic Composite (WPC) Siding

Paint and caulk on a cycle; can rot and attract termites if water gets in. Fits an existing wood community.

James Hardie fiber cement

Paint less often than wood; does not rot or feed termites. Replaces rotted wood siding with the same look.

Stucco over concrete block

Repair cracks and repaint. Found on most block-built condo buildings in Brevard.

Projects we have completed

Golfview Condos, Melbourne, 2026

Second-floor vinyl siding replacement

We replaced the vinyl siding on the second floor of a building at Golfview Condos in Melbourne. Once the old siding came off, we checked the sheathing and framing behind it, photographed it for the association, and replaced any damaged wood before the new siding went on.

Palm Bay

Condo roof and fascia replacement

We replaced the roof and fascia on a condo building in Palm Bay. Before any work started, we walked the building, photographed every section of fascia and soffit for the association, and listed the repairs needed building by building. The roof and the trim along its edge were then replaced in one project, so one company was responsible for the joint where the roof meets the wall.

Why boards and property managers choose us

Two licenses

Structural repairs found mid-job do not stop the project.

Our own crew

We do not subcontract, and every employee has workers' compensation.

Honest advice

If a repair will hold, we say so, even when replacement is the bigger job.

Photos at every step

The board sees the framing and repairs before they are covered up.

We work with

Property management companies, HOAs and condo boards, and owners of apartment buildings, duplexes and villas. The manager or board is our day-to-day contact, and the board approves the proposal.

Not a fit

Interior remodeling, such as kitchens, bathrooms or flooring inside units, and buildings over 3 stories. Unit owners with a leak should start with their association manager.

Serving condo communities across Brevard County

Beachside buildings see the fastest salt-air damage to balconies, railings and fasteners.

Melbourne West Melbourne Malabar Viera Melbourne Beach Indialantic Cape Canaveral Cocoa Cocoa Beach Grant-Valkaria Indian Harbour Beach Merritt Island Palm Bay Satellite Beach All of Brevard County

Condo exterior renovation FAQ

Who pays for exterior repairs in a Florida condo?

In most Florida condos, the association pays, because exterior walls, siding and structure are common elements under Florida Statutes 718.113. The declaration can assign some items, such as balconies or windows, to unit owners, so check your documents.

Does a 3-story condo need a milestone inspection?

Yes. Condo buildings of 3 or more stories need a milestone inspection at 30 years old and every 10 years after, and some coastal buildings need one sooner. 1- and 2-story buildings and townhome HOAs under Chapter 720 are not covered.

Can residents stay home during the work?

Yes. We work one building and one section at a time, rope off the work areas and post a spotter while crews work overhead.

Can you replace the roof at the same time?

Yes. We hold a Florida roofing license and a general contractor license, so the same crew can replace the roof along with the soffit, fascia and siding.

Free exterior assessment for your association

Walk your buildings with Michael

Michael and project manager Rich walk the property with your board or manager, photograph what they find and send a written scope for each building.

Call or send a requestTell us how many buildings and what you are seeing.
We walk the buildingsWith the board or manager, photographing every problem.
You get a written scopeBy building, ready for a board vote.

Request a free assessment Call 321-914-3360

Monday to Friday 8 AM to 5 PM, Saturday and Sunday 9 AM to 5 PM