Looking for a Florida subcontractor for general contractors who can price the finishes from your drawings, show up on the schedule and close out clean? J. Perry & Sons is a licensed Florida general contractor (CGC1540699) that works as a tile subcontractor, flooring subcontractor and finish trade for GCs, developers and property managers across Broward, Palm Beach and Miami-Dade, and elsewhere in Florida by project. We carry tile, stone, stone veneer, flooring, drywall, stucco, painting, pavers, concrete restoration and stairs. You get one bid with every trade broken out, our margin inside the unit prices and no separate markup line. This page is part of our commercial renovation work.
Subcontractor unit prices, by trade
You asked for numbers first, so here they are. Every line is a unit price, which keeps addenda and changes easy to price at the same rates.
| Trade and scope | Unit | Starting range |
|---|---|---|
| Glue-down LVT (plank only, subfloor prep extra) | per sq ft | $6–$9 |
| VCT, supplied and installed on a ready slab | per sq ft | $5–$7 |
| Remove old VCT and replace (prep included) | per sq ft | $7–$10.50 |
| Commercial carpet tile, supplied and installed | per sq ft | $5.50–$8.50 |
| Porcelain floor, 12x24 or 24x24, straight lay | per sq ft | $14–$18 |
| Large-format porcelain floor, 24x48 and up | per sq ft | $24–$34 |
| Porcelain or ceramic wall tile, restrooms and corridors | per sq ft | $21–$30 |
| Engineered wood floor, glued down over a concrete slab | per sq ft | $14–$21 |
| Manufactured stone veneer | per sq ft | $27–$37 |
| Metal stud partition, framed, board both sides, Level 4 | per sq ft of wall | $13–$21 |
| Suspended ceiling, 2x2 or 2x4 grid and lay-in tile | per sq ft | $6–$11 |
| New construction stucco, three coats on block | per sq ft of wall | $7–$10 |
| Commercial interior paint, walls, ceilings, doors, two coats | per sq ft of floor area | $3–$4.50 |
| Commercial exterior paint, stucco buildings | per sq ft of wall | $3.50–$6 |
| Concrete spall repair, rebar cleaned and coated | per sq ft repaired | $105–$170 |
| White oak stairs, tread and riser | per step | $350–$550 |
| Steel stringer stair, fabricated and installed | per flight | $18,000–$35,000 |
| Pavers, natural stone floors and slab work | per job | priced per job after we see it |
About these prices. These ranges are starting points based on typical South Florida projects. Your final price depends on the condition of the property, access, the materials or system specified and the full scope of work. We confirm every number after we review your project in person or from the drawings, and the price in your signed proposal is the one that applies.
Have a set out to bid this week? Call (561) 556-7509 and tell us the bid date so we can get it on the board.
The trades we sub
Is your finish package split across five subs who never talk to each other? We can carry several of those packages under one contract, or just the one you need.
- Tile and stone. Porcelain, ceramic, mosaic, marble, travertine and slab work in restrooms, lobbies, corridors and units. See commercial tile and tile installation.
- Stone veneer. Entry walls, columns, monument bases and accent bands, manufactured or natural. See stone veneer.
- Flooring. LVT, porcelain and engineered wood, with the underlayment and sound mat the spec calls for. See commercial flooring.
- Drywall and metal studs. Framing, board, Level 4 and Level 5 finishes, soffits and ceilings. See commercial drywall and ceilings.
- Stucco. New construction, repair and building restoration. See stucco.
- Painting. Interior and exterior, including elastomeric coatings. See painting.
- Pavers. Walkways, entry plazas, courtyards and pool decks.
- Concrete restoration. Spall repair, slab edges, balconies and walkways. See commercial concrete.
- Stairs. White oak treads and risers, and metal stairs and railings built by our partner fabrication shop to engineered shop drawings and installed by our crew.
We do not do electrical, plumbing, gas, HVAC or roofing. Those go to licensed trades, and we coordinate the order with them.
How to send plans and a finish schedule
A complete set gets you a complete number. Here is what helps us bid fast and without a pile of exclusions:
- Architectural plans, including floor plans, reflected ceiling plans and the elevations for any wall finish.
- The finish schedule, with the tile, flooring and paint codes tied to each room.
- Specifications for the sections we are bidding: tile, resilient flooring, wood flooring, gypsum board, stucco, painting.
- Details for showers, thresholds, transitions, stair nosings and movement joints.
- Addenda and the bid form, so our numbers match your breakout.
- Schedule and phasing, especially if the building is occupied or the work is after hours.
Upload it through send us your project or call (561) 556-7509 and we'll tell you the best way to get a large set to us.
Bid turnaround and how the number is built
For most drawing sets, you get a written, unit-priced bid within 48 hours. Larger sets or multi-building jobs take longer, and we tell you the date when we receive the drawings. We measure the drawings ourselves; you don't send us quantities. Each scope gets its own line with the quantity and unit, so you can level our bid against others and swap alternates without re-bidding.
Bid due Friday and the set just came out? Send us your project today and we'll confirm whether we can make your date.
Product recommendations: tile, setting materials and flooring
GCs ask us to recommend products all the time, often when the spec says "or equal" or the budget doesn't match the finish schedule. We suggest tile, setting materials and flooring that fit both the spec and the budget, and we explain the trade-off in plain words. Typical requests:
- A porcelain that matches the designer's look at a price the owner will approve.
- An LVT or engineered wood with the wear layer and warranty the use calls for.
- A setting system that keeps the tile manufacturer and the membrane manufacturer in agreement. We mostly use Mapei, with Laticrete as the alternate.
- A sound underlayment that meets the assembly in the acoustic report.
The final choice is the owner's and the architect's. We put the recommendation in writing with product data so it can go through the submittal process.
Submittals, samples and mockups
We prepare product data, sample boards and, when needed, a mockup of a shower, a floor area or a stucco panel. Samples come to the job or the owner's office so the decision is made under real light. Material data, warranties and maintenance instructions are bundled for closeout, along with attic stock where the spec requires it.
Phased, occupied and after-hours work
Retail, restaurants, medical offices and condo buildings rarely close for a remodel. We work in phases around tenants, at night and on weekends when the schedule needs it, and we protect the areas that stay open. Each phase is punched and turned over before the next one opens. If the job needs our own permit for our scope, we pull it and schedule the inspections; more on that on our permits and compliance page.
Night work or a tenant that can't close? Call (561) 556-7509 and walk us through the phasing before you finalize the schedule.
License, insurance and paperwork
- License. Florida certified general contractor CGC1540699, which you can verify on the state's license lookup.
- Permits. We pull our own permits where our scope requires one and follow every city and county requirement.
- Insurance. We send a certificate of insurance naming your company as certificate holder before we mobilize. Tell us your contract's requirements at bid time and we'll confirm them in writing.
- Engineering. Not our scope. We build to the engineer's drawings and coordinate a licensed engineer when a job needs one, such as metal stair shop drawings or structural concrete repair.
Tile and stone spec checklist for GCs
Most tile failures we're called to fix started before the first tile was set. Before you release the floor to us, run down this list.
- Substrate. New concrete needs to cure before tile; most setting-material makers want 28 days unless their product allows earlier. Remove curing compounds, sealers and paint that block bond. Over wood or metal framing, the backer board and deflection rating must match the tile.
- Flatness tolerance. For tile with any edge 15 inches or longer, the standard allows no more than 1/8 inch in 10 feet and 1/16 inch in 24 inches. Smaller tile allows 1/4 inch in 10 feet. If the slab is out, self-leveler or grinding is a line item, not a surprise.
- Large-format tile. Use a large-and-heavy-tile mortar, back-butter the tile and check coverage (at least 80% in dry areas and 95% in wet and exterior areas). Rectangular tile over 18 inches should be offset no more than a third of its length to control lippage. A leveling system helps; it doesn't fix a bad slab.
- Waterproofing. Showers, wet rooms and exterior tile need a membrane rated for that use, with the flood test the spec or inspector calls for before tile goes over it.
- Movement joints. Joints at perimeters, changes of plane and every structural joint in the slab, plus field joints spaced to the industry layout (closer outdoors and in sun). They get sealant, not grout.
- Setting materials. One manufacturer's system from primer to grout keeps the warranty in one place. Name it in the spec or let us propose one.
Prefer to send photos or plans? Send us your project
Subcontractor FAQ
What do your tile and flooring unit prices start at?
Glue-down LVT starts at $6–$9 per sq ft, straight-lay porcelain floors at $14–$18 per sq ft and large-format porcelain at $24–$34 per sq ft, before substrate prep. Final pricing is confirmed after we review your project.
Do you work with out-of-state general contractors?
Yes. We act as the local licensed Florida subcontractor, pull permits in the project's city or county where our scope needs one, and coordinate with your superintendent on schedule and access.
Can you take several trades on one project?
Often, yes. Tile, flooring, drywall, stucco, paint, pavers and stairs can be bid together or separately, each on its own line.
Will you recommend products if the spec allows substitutions?
Yes. We suggest tile, setting materials and flooring that fit the spec and the budget, and send product data so the architect can review them.
Do you provide a certificate of insurance?
Yes, naming your company as certificate holder, before we mobilize.
How do I get an exact price?
Call (561) 556-7509 or send us your project with the plans, finish schedule, specs and bid date. We return a unit-priced bid, usually within 48 hours.
Free estimate: call (561) 556-7509 or send us your project. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.