Fort Lauderdale's condo towers line the Intracoastal, Galt Ocean Mile, the beach and the New River downtown, and a large share of them were built between the late 1960s and the early 1990s. Their lobbies are now on the board's agenda. J. Perry & Sons is the condo lobby and common-area renovation contractor that holds the permit, carries the insurance the association's attorney asks for, phases the work so residents still get in the door, and sets the porcelain and stone with our own crews. It is part of our commercial renovation service in Fort Lauderdale.
Condo Common-Area Renovation Cost in Fort Lauderdale
| Area | Typical finish scope | Installed range |
|---|---|---|
| Lobby refresh, 1,000–2,000 sq ft | New porcelain floor, paint, lighting, minor millwork | $40–$70 per sq ft |
| Lobby mid-range | Large-format porcelain or stone floor, slab or stone veneer feature wall, ceiling, lighting, desk | $70–$130 per sq ft |
| Lobby high-end | Marble or quartzite with borders, book-matched slab walls, custom millwork | $130–$300+ per sq ft |
| Corridors, per floor | Porcelain or carpet tile, paint, lighting, base | $25–$55 per sq ft |
| Elevator landings | Porcelain floor, wall finish, lighting | $60–$120 per sq ft |
| Pool deck | Porcelain pavers, coping, drainage | $22–$34 per sq ft |
A 1,500 sq ft lobby lands at $60,000–$105,000 for a refresh, $105,000–$195,000 mid-range and $195,000–$450,000+ high-end, with design fees, permit and furniture on top where they apply. Corridor programs are priced per floor so the board can phase across budget years.
Free Estimate
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com with project photos, the city, approximate dimensions, and material selections.
Fort Lauderdale condo towers and what that means for the lobby
The 1970s and 80s towers on the Intracoastal and Galt Ocean Mile were built with terrazzo or small-format tile lobbies, low ceilings and a front desk sized for a different era. Most have been through, or are heading into, the milestone structural inspection, and pool decks over parking garages often need the engineer's concrete repair and new waterproofing before any paver goes down. We sequence the finish work after the structural scope and coordinate both so the board does not pay for a deck twice.
Beach and downtown towers from the 2000s onward are a different job: large-format porcelain or stone over a slab that needs leveling to a tighter tolerance, porcelain slab feature walls at the desk and elevator lobbies, and a design firm's finish plan to price from. Material comes in through a loading dock with hours, up a padded freight elevator, and the lobby stays open through a protected temporary path the whole time.
Florida condominium law treats a change to a common element as a material alteration that may need an owner vote above a threshold set in the declaration. The board and its counsel make that call; we supply the scope, line-item pricing and alternates by finish level the vote relies on. The building permit comes from the City of Fort Lauderdale Development Services Department. Associations here typically ask for general liability at $1 million or more per occurrence, workers' compensation and the association and management company named as additional insureds, and the certificate goes in the board packet before mobilization.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send the designer's finish plan or photos of the space and we'll return a budget range the same day.
How we do it in Fort Lauderdale
- Scope from the designer's plan or a site walk with the manager and a written refresh scope the board can approve.
- Board proposal with line items by area, alternates by finish level, a phasing plan and the license and insurance documents.
- Permit and resident notices, with daily updates posted at the elevators.
- Protection and phasing: temporary entrance path, barriers, padded freight elevator, mail and front desk kept running.
- Demo and slab prep: old floor and millwork out, slab ground, moisture tested, leveled at $3–$6 per sq ft where large-format tile demands it.
- Finishes: porcelain or stone set with a leveling system and movement joints, slab walls anchored, millwork, ceiling, lighting and paint under one contract.
- Designer walkthrough, punch and closeout file with permit finals, product data and attic stock.
Permits and compliance handled. J. Perry & Sons pulls the permit, schedules the inspections, and builds to the city and county codes that apply — Broward and Palm Beach municipal building departments, HVHZ requirements where they apply, and HOA/condo association rules. Licensed Florida general contractor CGC1540699.
Related commercial services in Fort Lauderdale
- Multifamily and apartment tile and flooring in Fort Lauderdale
- Commercial bathroom and restroom renovation in Fort Lauderdale
- Hotel and hospitality tile in Fort Lauderdale
- Office and retail tile and flooring in Fort Lauderdale
- Restaurant and commercial kitchen tile in Fort Lauderdale
- Healthcare and medical office tile in Fort Lauderdale
- Church, school and institutional flooring in Fort Lauderdale
Nearby service areas
- Commercial renovation in Pompano Beach
- Commercial renovation in Hollywood
- Commercial renovation in Tamarac
- Commercial renovation in Davie
- Commercial renovation in Weston
Planning guides: Condo lobby renovation cost: what boards budget · Condo common-area renovation: board approval, phasing, insurance · 40-year recertification balcony and walkway repairs
Condo lobby renovation in Fort Lauderdale — FAQ
What does a condo lobby renovation cost in Fort Lauderdale? $40–$70 per sq ft for a refresh, $70–$130 for a mid-range redesign with a stone or slab feature wall and new desk, and $130–$300+ for high-end stone and millwork. A 1,500 sq ft lobby runs $60,000 to $450,000+ across those levels.
Should the pool deck wait for the milestone inspection repairs? Yes. Decks over parking need the engineer's concrete repair and new waterproofing first. We coordinate the finish scope behind the structural work so the pavers go down once.
Will residents still be able to use the lobby? Yes. A protected temporary entrance path stays open, the front desk, mail and packages keep operating, and the floor is phased so a route is always available.
What insurance does a Fort Lauderdale association get? A certificate of general liability and workers' compensation naming the association and management company as additional insureds, issued before work starts, with our license copy for the board packet.
How do I get an exact price? Call (561) 556-7509 or email jperrysonsgc@gmail.com with the designer's plan or photos and square footage. A written estimate is typically ready within 24–48 hours after a site review and scope confirmation.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Licensed Florida general contractor CGC1540699. Serving Broward and Palm Beach counties.
Free Estimate
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com with project photos, the city, approximate dimensions, and material selections.