CONDO, APARTMENT, AND MULTI-FAMILY SERVICES
Condos. Apartments. Multi-Family. One Phone Call.
Painting, roofing, concrete restoration, aluminum, and remodel under one Florida General Contractor. CGC 1521074. Veteran-owned since 1994.
WHY BOARDS CHOOSE ONE RELATIONSHIP OVER FIVE
One Vendor for Every Association Scope
Most condo associations manage a rolling 3 to 5 year capital plan: repaint this cycle, section-repair the roof next year, refurbish the pool cage the year after, remodel the community room, coat the parking deck. Traditionally that means five different contractors, five bid processes, five insurance certificates, and five sets of scheduling headaches.
First Service consolidates. Every one of those trades is in-house at First Service, not subcontracted. We hold both a Florida CGC (general contracting) and CCC (roofing) license. Boards get one project manager who knows the property, one bidding relationship year over year, and a partner who can flex from one scope to the next as the capital plan rolls.
For post-Surfside recertifications specifically, this matters more every year: concrete restoration, waterproofing, structural, and repaint all happen on the same schedule with one contractor accountable.
WHAT WE DELIVER
Full Association and Multi-Family Services
Condo & Multi-Family Painting
Full-scope exterior building painting, interior common areas, and waterproof coating systems. Elastomeric and acrylic paint for stucco, block, wood, and metal. Balconies, breezeways, stairwells, lobbies. Coordinated with concrete restoration on the same schedule.
Association Roofing
Full-service roofing for condo, apartment, and HOA properties. Repair and replacement for shingle, tile, metal, flat, and TPO systems. Section repairs. Coating systems for aging flat roofs. Emergency response for storm damage. Florida CCC 1330957.
Concrete Restoration
Structural concrete repair, spalling remediation, balcony restoration, column and beam repair, and waterproofing for mid-rise and high-rise condos. Coordinated with engineer 40-year recertification reports. Full CGC 1521074 covers the scope.
Aluminum & Pool Cages
In-house aluminum fabrication and restoration. Pool cage rebuilds and re-screens. Railing systems for balconies, stairwells, and common areas. Hurricane screens. Custom architectural aluminum. Fabricated in our SWFL shop.
Common Area Remodel
Full remodel and renovation of association common areas: lobbies, community rooms, fitness centers, business centers, mail rooms, and hallways. New finishes, ADA compliance updates, tenant-experience refreshes.
Mixed-Use Build-Outs
For condos and apartments with ground-floor retail or restaurant space, we deliver full commercial tenant build-out under the same relationship. Medical, dental, retail, restaurant, and professional office TI. Florida CGC 1521074.
THE SINGLE MOST-COMMON ASSOCIATION SCOPE
Concrete Restoration and Repaint Under One Contract
Every SWFL condo and mid-rise faces the same Gulf Coast wear pattern: sun and salt fade the paint, and moisture intrusion causes concrete spalling on balconies, columns, and coping. On most associations, these are two separate contractors on two separate schedules with two separate insurance certificates, and the paint job cannot start until the concrete work is done.
First Service does both in-house. Concrete restoration and painting are on our payroll, not subcontracted. One project manager, one schedule, one insurance certificate, one point of accountability. Boards see fewer change orders and faster close-out. On post-Surfside recertification projects, this is often 15 to 20% cost savings versus splitting the scope.
BOARD AND PROPERTY MANAGER FIRST
How a First Service Association Project Runs
Association projects are as much about communication as they are about trade work. We know the difference.
01
Pre-bid walk and scope
We meet on-site with the property manager, walk every elevation and every common area involved, review any engineering reports (40-year recertification, milestone inspections, structural), and identify where multiple trades intersect. Written scope of work delivered within 5 business days.
02
Bid presentation to the board
Line-item pricing, timeline options, phasing recommendations if the scope crosses multiple trades. We can present in person at a board meeting.
03
Notice and coordination
Written notice to owners before work begins, coordinated with the property manager. Schedules for balcony access and common-area closures published in advance.
04
Boom-lift and equipment plan
Boom lifts in-house for mid-rise work. Ultra-boom lifts, scaffolding, and swing staging sourced per project for taller elevations and high-rise scope. All equipment and lift plans submitted for insurance review.
05
OSHA-supervised crews
OSHA 30 and OSHA 10 certified project supervisors on staff. Full workers compensation and general liability. Certificates of insurance provided.
06
Weekly board reporting
Progress photos, schedule adherence, and any change-order recommendations flagged before they surprise the budget.
07
Punch-list walk with the property manager
We do not consider the project complete until the property manager and, if requested, the board president sign off.
ASSOCIATION BID REQUIREMENTS MET
Bonded, Insured, Licensed, and Compliant
Florida CGC 1521074
Certified General Contractor. Covers structural, decking, framing, and demolition work that arises during association projects.
Florida CCC 1330957
Certified Roofing Contractor. Covers roofing scope common on mid-rise and multi-family properties.
Bonded and Insured
Single-project and aggregate bonding capacity available on request. AIA A305 Qualification Statement available on request.
OSHA-Trained Supervision
OSHA 30 and OSHA 10 certified project supervisors on staff. Full compliance documentation available at bid.
Workers Compensation
Florida statutory limits. Certificate of insurance provided at bid or on request.
General Liability
Full general liability coverage. Certificate of insurance provided at bid or on request.
Umbrella Coverage
Umbrella policy amounts confirmed at Certificate of Insurance request.
Veteran-Owned Small Business
Family-run since 1994. Same ownership for 32 years. Locally accountable.
BUILT FOR ASSOCIATION AND MULTI-FAMILY SCOPE
Why HOAs, Condos, and Apartment Property Managers Choose First Service
One Vendor for the Whole Capital Plan
Paint, roof, concrete, aluminum, remodel, and mixed-use build-outs all under one CGC license. One relationship, year over year.
In-House Trades
Painters, roofers, concrete crews, aluminum fabricators, and remodel teams on our payroll. Schedule does not stall waiting on subs.
Concrete Plus Repaint on One Contract
The most common Florida mid-rise scope, done by one crew on one schedule. Typical savings of 15 to 20% versus split contracts.
Florida CGC License
Self-perform structural, decking, framing, and demolition. Nothing stops mid-project to hire a second contractor when unexpected work surfaces.
Post-Surfside Recertification Experience
Engineer reports translated into scope, phased delivery, board reporting. We understand the Florida milestone inspection framework.
Three Decades on the Gulf Coast
Same family ownership since 1994. We know the SWFL inspectors, permitting nuance, and hurricane-code requirements.
Veteran-Owned
Family-run since 1994. Locally owned. Locally accountable. Same phone number, same office, same people for 32 years.
Communication First
Weekly board reports, published owner-notice protocol, and one project manager as your point of contact from bid to punch list.
WHERE WE WORK
Serving the Florida Gulf Coast, Naples to Tampa
First Service handles condo, HOA, apartment, and multi-family projects across the entire Florida Gulf Coast.
Southwest Florida
Naples
Bonita Springs
Estero
Fort Myers
Cape Coral
North Fort Myers
Marco Island
Lee, Collier Counties
Central Gulf Coast
Punta Gorda
Port Charlotte
Venice
North Port
Sarasota
Bradenton
Lakewood Ranch
Charlotte, Sarasota, Manatee Counties
Tampa Bay
Tampa
Brandon
Riverview
St. Petersburg
Clearwater
Hillsborough, Pinellas Counties