J. Perry & Sons is a commercial renovation subcontractor working for general contractors, property managers, condo and HOA boards, and business owners in Broward, Palm Beach and Miami-Dade counties. We self-perform commercial painting, commercial flooring, drywall and ceilings, demolition, concrete, waterproofing and caulking, tile and stone, so one licensed contractor can carry several finish trades on the same job. We bid from your drawings, price in units, and schedule around tenants. For residential trades see all renovation services, and for hiring criteria read the property manager's contractor checklist.
Commercial Renovation Cost in South Florida: unit prices by trade
| Scope | Unit | Installed range |
|---|---|---|
| Porcelain floor tile, 12x24 or 24x24, straight lay | per sq ft | $14–$18 |
| Large-format porcelain floor, 24x48 and up | per sq ft | $25–$34 |
| Restroom and corridor wall tile | per sq ft | $21–$30 |
| Interior commercial painting, walls, ceilings and doors | per sq ft of floor area | $3.50–$4.50 |
| Exterior painting, condo or mid-rise, lift or swing stage | per sq ft of wall | $4–$6 |
| Drywall hang and finish, Level 4 / Level 5 | per sq ft | $4.50–$7 / $6.50–$10 |
| Suspended (drop) ceiling, grid and tile | per sq ft | $6–$11 |
| Interior demolition, selective or full gut | per sq ft | $4–$9 |
| Concrete removal, slab or walkway | per sq ft | $8–$16 |
| Warehouse epoxy coating, urethane topcoat | per sq ft | $5.50–$8 |
| Commercial sealant replacement, joints and perimeters | per linear ft | $9–$18 |
| Exterior wall waterproofing coating | per sq ft | $3.50–$7 |
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.
Unit prices assume normal access and daytime work. Night or weekend shifts, phased turnover, high-rise access, small quantities and occupied-building protection are priced as their own lines so you can see them. Material allowances are listed separately when the owner has not selected finishes.
Commercial trades we self-perform
Commercial painting. Interiors for offices, retail and medical suites, and exteriors for plazas, clubhouses and condo buildings, with stucco crack repair and sealant work before the coat. See commercial painting.
Commercial flooring. Porcelain tile, LVT, sheet and plank products, rubber gym floors and epoxy, with slab moisture testing and self-leveling underlayment where the slab needs it. See commercial flooring and commercial epoxy.
Drywall and ceilings. Metal stud framing, board, Level 4 and Level 5 finish, fire-rated assemblies built to the drawings, bulkheads and suspended ceilings. See commercial drywall and ceilings.
Demolition. Selective and full interior demolition for tenant improvements, tile and flooring removal, and debris haul-away, with dust control in occupied buildings. See commercial demolition.
Concrete. Slab patching and infill, sidewalks, pool decks, CMU walls, cutting and core drilling, built to the engineer's drawings. See commercial concrete and the structural concrete subcontractor page. We do not do engineering; we build to the engineer's drawings and coordinate a licensed engineer when the work needs one.
Waterproofing and caulking. Sealant replacement at windows, storefronts, expansion joints and balconies, exterior wall coatings and water testing. See waterproofing and sealants and commercial building caulking.
Tile and stone. Restrooms, lobbies, corridors, kitchens, amenity decks, countertops and vanity tops. See commercial tile contractor, commercial countertops and slabs and commercial pavers for HOA pool decks.
Free estimate — call (561) 556-7509 or send us your project. Send drawings or a scope sheet and we will return unit pricing within 48 hours.
Tenant improvements, offices, restaurants and restrooms
Signing a lease on a space that needs work before you can open? Most commercial remodeling contractors you call will either run the whole job as GC or carry a few trades under one. We do the second: when a GC or owner needs a tenant improvement contractor for the finish trades, we carry demolition, framing and drywall, ceilings, paint, flooring and tile in one bid, with MEP by licensed trades.
Office renovation. As an office renovation contractor we work floor by floor or suite by suite, after hours where staff are still working, with dust control and protection on the finished areas.
Restaurant renovation. Kitchens and dining rooms are usually done between close and the next prep shift, or during a short planned closure. Kitchen floors get quarry tile or epoxy with cove base around the drains; see restaurant and commercial kitchen tile.
Commercial bathroom remodel. Restroom remodeling is one of the most common scopes we bid: demo to the slab and studs, waterproofing at the wet walls, new floor and wall tile, drywall and paint. Fixtures and plumbing are set by the licensed plumber in the sequence we coordinate with the GC.
Planning a build-out or a restroom upgrade? Call (561) 556-7509 or send us your project with the floor plan and we'll price our trades by area.
How we work with GCs and property managers
- Insurance first. Certificate of insurance naming the owner, the GC and the management company as additional insured, issued before mobilization.
- Bids from drawings in 48 hours. Send the finish plan, schedules and specs; we take off quantities ourselves and return a bid by trade with clear inclusions and exclusions.
- Unit pricing. Per sq ft, per LF or per unit, so change orders follow the same numbers and nobody argues over the add.
- Phased, night and weekend work. Restaurants, retail, medical and hotels stay open. We sequence by area, protect what is finished, and leave each zone usable by morning.
- One point of contact. A single foreman for all of our trades on the job, with daily photos when you want them.
- Closeout. Product data, warranty letters, attic stock, as-built notes and punch completion, in the format your closeout list asks for.
Florida subcontractor for general contractors.
How a commercial scope runs
- Bid and scope review. Walk the site or work from drawings, confirm finish schedules, access, working hours and staging.
- Submittals. Product data and samples for tile, flooring, paint, sealant and ceiling systems, submitted for approval.
- Permit and coordination. We pull our permit when our scope needs one, or work under the GC's permit, and we follow city and county inspection requirements.
- Demolition and prep. Remove existing finishes, grind and level slabs, test moisture, and repair substrate.
- Install by phase. Rough trades first (framing, concrete, board), then ceilings, paint, flooring and tile, then sealants and trim.
- Punch and turnover. Walk with the GC or manager, close the punch list, and hand over closeout documents.
Commercial work in South Florida: occupied buildings, salt air and permits
Most commercial work here happens with people in the building. Condo towers have residents and an association that sets working hours, elevator bookings and noise rules. Medical offices need dust control and clean zones. Restaurants want everything done between close and the next prep shift.
The climate drives scope too. Salt air near the coast breaks down sealants and paint faster, so exterior repaints usually include sealant replacement and crack routing. Slabs often carry moisture that fails flooring adhesives and coatings, so we test before we install. Hurricane season shapes exterior schedules from June through November.
Permits: tenant improvements, demolition, drywall partitions and most flooring work in commercial spaces need a permit in Broward, Palm Beach and Miami-Dade jurisdictions. Older condo buildings may also be working through recertification or milestone repairs; check with the building department and your association's engineer on what applies. We work from the engineer's repair drawings when there are some.
Commercial renovation by industry
- Commercial tile contractor: tile subcontracting for GCs across all building types.
- Multifamily and apartment tile and flooring: unit turns and full-building upgrades priced per unit.
- Hospital and healthcare tile: infection-control work zones and sanitary finishes.
- Hotel and hospitality tile: guest rooms, baths and lobbies phased around occupancy.
- Restaurant and commercial kitchen tile: quarry tile, epoxy grout, cove base and drains.
- Office and retail tile and flooring: tenant improvements and after-hours store work.
- Church, school and institutional flooring: durable floors scheduled around breaks.
Also: pressure washing for buildings before paint or sealant work.
What a commercial bid includes
- Quantities by area and trade, taken off from the drawings
- Unit prices and extended totals
- Demolition, disposal and dumpster or haul-away
- Substrate prep: grinding, leveling, moisture testing, patching
- Protection, dust control and daily cleanup
- Night, weekend or phased-work premiums as separate lines
- Access equipment: lifts, swing stage, scaffolding
- Permit responsibility and inspection schedule
- Exclusions stated in writing (MEP, engineering, abatement, owner-supplied items)
- Warranty: Workmanship warranty on every job; materials carry the manufacturer's warranty. Terms are in your written contract.
Commercial renovation contractors by city
Broward County Commercial renovation in Fort Lauderdale · Hollywood · Davie · Tamarac · Weston · Pembroke Pines · Miramar · Pompano Beach · Parkland · Southwest Ranches
Palm Beach County Commercial renovation in Boca Raton · Delray Beach · West Palm Beach · Palm Beach Gardens · Boynton Beach · Wellington · Jupiter
Miami-Dade County Commercial renovation in Miami · Miami Beach · Coral Gables · Aventura
Planning guides: Commercial tile subcontractor for GCs · How subcontractors bid from plans · Occupied building renovation phasing · Selective demolition in tenant spaces · Suspended ceiling cost · Commercial painting cost
Prefer to send photos or plans? Send us your project
Commercial renovation — FAQ
Do you work as a subcontractor to general contractors? Yes, most of our commercial work is under a GC. We bid our trades from the drawings, carry our own insurance and license, and coordinate with the superintendent's schedule.
Which commercial trades can you carry on one job? Commercial painting, commercial flooring, drywall and suspended ceilings, demolition, concrete, waterproofing and caulking, tile and stone. Many GCs give us three or four of those on the same project.
Can you work nights and weekends? Yes. Retail, restaurant, hotel and medical work is often scheduled after hours, and we price the premium as its own line.
How fast can you return a bid? Usually within 48 hours of receiving complete drawings and finish schedules. Large or multi-building packages can take longer, and we tell you the date up front.
Do you handle permits for commercial work? We pull our own permit when our scope needs one, or work under the GC's permit, and we follow every city and county inspection requirement on the job.
How do I get an exact price? Call (561) 556-7509 or send us your project with the drawings, finish schedule or photos of the space. After a walk or a review of the plans, a written estimate by trade is typically ready within 24–48 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.