Is your Miami building coming out of concrete restoration? J. Perry & Sons bids and builds stucco scopes on Miami commercial and association property: re-coating full elevations after concrete restoration, rebuilding columns at entries and garages, new stucco behind the framer and window installer, and EIFS repair on older towers and plazas. The terms we work under are on our commercial stucco page. For the systems and finishes found in the city, see stucco in Miami; single-family owners belong on residential stucco in Miami. Our other business services are listed on the Miami city page.
Where commercial stucco work comes from in Miami
Restoration and recertification. A large share of Miami stucco work follows concrete repair. Older condo and office buildings go through Miami-Dade's recertification program, and condo buildings also face the state's milestone inspections. Those reports usually find spalled balcony edges, cracked columns and rusted steel at openings. Once the concrete repairs are closed, the stucco is rebuilt to match before paint. We price that scope from the engineer's repair drawings and schedule it to the cure dates.
Plazas and street retail. Strip centers and corridor retail across the city are mostly concrete block with cement stucco. The typical scope is cracked parapets, failed sealant at storefront frames, impact damage at the base, and walkway columns that have rusted or been hit by vehicles.
Mixed-use and new buildings. Ground-up and addition projects bring lath, weather barrier and three-coat stucco over block and frame, scheduled behind framing and windows. That is covered on new construction stucco.
EIFS and foam trim. Many towers and plazas from the late twentieth century carry EIFS (foam-based) bands, cornices and window surrounds. Impact damage, open joints and water trapped behind the foam are the common failures.
Did your recertification or milestone report just land? send it through our project form and we'll price the stucco items line by line.
Scopes we bid
What can we take off your plate?
- Full-building stucco: failed areas cut out, lath and weep screed corrected, each elevation rebuilt in coats
- Commercial column repair: porte-cochere, walkway, storefront and parking columns
- New construction stucco over block, frame and metal stud
- EIFS and high-build stucco: repair, re-coat, and conversion alternates priced separately
- Sealant at windows, doors and penetrations where it is part of the stucco scope
Patch repair is unit-priced and typically starts around $13–$21 per sq ft. Spalling repair, chipped to the steel, typically starts around $22–$34 per sq ft, and full re-stucco of an elevation around $14–$23 per sq ft. A full multi-story building typically starts around $15–$24 per sq ft of wall with access included, and new construction around $7–$10 per sq ft of wall on block or $9–$13 over lath. Each is firmed up once we review the building. Columns and EIFS are priced from drawings, with access equipment shown as its own line.
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.
How we bid and staff a Miami job
Bids from drawings in 48 hours. Send the architectural elevations, wall sections and stucco details, or the engineer's repair drawings on a restoration job. We take off each elevation by wall type and return a unit-priced written bid within 48 hours. Addenda and added walls are priced at the same units.
COI naming the owner. Certificates naming the owner, the association, the management company and the GC as additional insured go out before we mobilize, with the crew roster if the building requires one for access.
Permits pulled by us. When the scope needs a permit, we pull it under our license and schedule inspections into the sequence. Inside city limits that is the City of Miami Building Department; on unincorporated parcels it is Miami-Dade County. We confirm the jurisdiction from the folio (the county parcel number) before we bid the permit line.
Product approvals. Miami-Dade is in the High-Velocity Hurricane Zone. Lath, accessories and any system on the envelope are submitted with the product approvals the code and the specification require, so the inspector is not seeing them for the first time on the wall.
Engineering. We do not do engineering; we build to the engineer's drawings and coordinate a licensed engineer when the work needs one.
Working on occupied Miami buildings
Worried about resident complaints? Most commercial stucco work in the city happens with people inside. A condo tower stays occupied during restoration, a plaza stays open, and an office keeps its hours.
- Phasing by elevation or stack. We work one elevation or one balcony stack at a time, so only a few units or tenants are affected on any day.
- Entrances and ADA paths. Lobby doors, storefront entries and accessible routes stay open, with overhead protection where scaffold passes over them.
- Noise windows. Chipping and cutting are scheduled to the hours the association rules or the lease allow.
- Protection. Glass, storefront, landscape, vehicles and pool areas are covered before any chipping starts.
- Communication. Your manager gets a look-ahead for the next week's elevations, so notices go out to residents and tenants on time.
Want to see how the phasing would work on your building? Call (561) 556-7509 and we'll set up a walk with your manager.
Salt, steel and cure on Miami elevations
Buildings near Biscayne Bay and along the coast take salt on every face. Steel lath, corner bead and fasteners rust and stain through paint, and rust at the lintels is what pops stucco off at the openings. On those buildings we specify galvanized or PVC accessories and coated fasteners, and we rebuild the concrete before the stucco instead of covering up a rust problem.
Afternoon storms in the rainy season shape the schedule. Exterior coats go on early in the day, fresh work is covered when weather moves in, and cure time between coats is kept even when the schedule is tight. The painter gets each elevation on a set date.
Closeout
- Product data sheets and approvals as submitted
- Inspection sign-offs from the city or county
- A punch list walked with the superintendent, manager or board representative and closed in writing
- Texture and color checked against the approved sample in daylight
- Warranty paperwork for the owner's file
Workmanship warranty on every job; materials carry the manufacturer's warranty. Terms are in your written contract.
Elsewhere in Miami-Dade
Commercial stucco in Miami Beach · commercial stucco in Coral Gables · commercial stucco in Doral. For the overview of Miami walls and finishes, return to stucco in Miami. Single-family work is on residential stucco in Miami.
ZIP codes we serve in Miami
33125, 33127, 33129, 33130, 33131, 33132, 33133, 33135, 33136, 33137, 33138, 33142, 33145.
Prefer to send photos or plans? Send us your project
Commercial stucco in Miami: FAQ
Can you price stucco from the engineer's restoration drawings? Yes. We take off the repair areas and the surrounding stucco from the repair drawings and the elevations, and return a unit-priced bid within 48 hours. Quantities found during the work are billed at the same units.
What unit rates do you carry on a commercial stucco bid? Patch, spalling, elevation re-stucco, full-building and new-construction work each carry a unit rate; the starting ranges are listed under scopes we bid above. Columns and EIFS are priced from drawings, with access and protection on their own lines. Final pricing is confirmed after we review your project.
Will you work around residents during a condo restoration? Yes. We phase by elevation or stack, keep lobbies and accessible paths open, and give your manager a weekly look-ahead for resident notices.
Who deals with the City of Miami or the county? We do. We pull the permit under our license when the scope needs one, confirm whether the city or Miami-Dade County has jurisdiction, and schedule inspections before anything is covered.
Can you add the owner and the management company to the COI? Yes. Certificates naming the owner, association, manager and GC go out before we mobilize.
Free estimate — call (561) 556-7509 or send us your project. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.