Looking for a drywall contractor who handles the whole wall, from framing to paint-ready? J. Perry & Sons hangs, finishes and repairs board across Broward, Palm Beach and Miami-Dade, and builds the ceilings and framing that go with it. The work splits into two paths. If you own a house or condo, start at our residential drywall page, where the questions are finish level, texture, living in the house during the work and permits. General contractors, landlords and property managers go to commercial drywall and ceilings, where the questions are unit pricing, schedule and closeout. Both sit under all of our services, and the finish levels below apply to either one. Exterior walls are a different trade; see stucco.
Drywall cost in South Florida: $4.50–$7 per sq ft at Level 4
| Scope | Unit | Installed range |
|---|---|---|
| Hang, tape and finish to Level 4 | per sq ft of board | $4.50–$7 |
| Hang and finish to Level 5 | per sq ft of board | $6.50–$10 |
| Skim coat to flatten a damaged or textured ceiling | per sq ft | $4.50–$8 |
| Drywall patch, nail holes to roughly 2 ft square | each | $175–$350 |
| Minimum service visit | per visit | $650 |
| Curved wall, framed and finished | per linear ft | $70–$105 |
| Soffit or bulkhead, framed and finished | per linear ft | $55–$85 |
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.
These rates cover board, fasteners, tape, compound, corner bead, sanding and haul-away. Paint is separate. Ceilings, stairwells and anything above 10 ft move toward the top of the range. Rated assemblies, moisture-resistant board and abuse-resistant board are priced as the plans or the room call for. If you are budgeting a remodel, drywall installation cost comes down to three things: the finish level you need, ceiling height, and how many corners, openings and soffits the room has. Our drywall installation cost guide walks through it room by room.
The six drywall finish levels
Ever compared two quotes for "finished drywall" and found one a third higher? The finish level is usually why. Finish levels come from the GA-214 industry standard, and they tell the finisher how many coats go where. Drywall finishing is where most of the labor sits, and it is the part you see once the paint goes on.
| Level | What is done | Where it belongs |
|---|---|---|
| 0 | Board hung, no tape or compound | Temporary partitions and protection |
| 1 | Tape embedded in a coat of compound at the joints | Spaces above ceilings and hidden shafts |
| 2 | Tape plus a thin coat over joints and fasteners | Backing behind tile in dry areas, garages |
| 3 | An added coat over joints and fasteners | Under heavy texture such as knockdown |
| 4 | Tape, two coats on joints, three on fasteners and bead, sanded | Standard paint-ready wall for flat and eggshell paint |
| 5 | Level 4 plus a thin skim over the entire surface | Gloss or dark paint, glancing light, smooth modern walls |
Most quotes mean Level 4. Level 5 is the upgrade that stops joints from showing at four in the afternoon; the Level 5 drywall finish page covers when it's worth the money.
Not sure whether your room needs Level 4 or Level 5? Call (561) 556-7509, tell us the paint and the light, and we'll give you a straight answer.
Types of drywall board we hang
Sheetrock is a brand name for gypsum board, so sheetrock contractors, drywallers and drywall contractors all hang the same products. Some people still call it wallboard, and wallboard installation and repair is the same work we describe on this page.
Standard 1/2-inch board. Residential walls on wood studs. 5/8-inch board goes on ceilings to resist sag, and on commercial walls where the spec says so.
Type X. A thicker, denser core used where drawings call for a rated assembly, such as a garage-to-house wall or a demising wall between units. What the assembly must achieve is set by the architect's drawings; see fire-rated drywall.
Moisture- and mold-resistant board. Bathrooms, laundry rooms, janitor closets and walls near plumbing. Behind tile in a shower we use cement board or foam board, never paper-faced drywall.
Flexible 1/4-inch board. Bent in two layers for radius walls, arches and vaults. See curved walls, arches and ceilings.
Abuse-resistant board. Specified for corridors and high-traffic commercial walls where carts and chairs hit the surface.
Metal stud framing
Commercial interiors and most condo partitions are framed in light-gauge metal studs, not lumber. Track is snapped to the layout, studs go in at the spacing on the partition schedule, and deflection track at the deck lets the structure move without cracking your wall. Blocking goes in for casework, grab bars and TV mounts. Metal doesn't rot, burn or feed termites, which matters here, and it stays straight. On a CBS (concrete block) house we furr the block with metal or treated 1x strips and shim for plane before board goes up. The commercial page covers partition and head-of-wall detail; the residential page covers furring over block for homeowners.
Send a photo and rough size, or the plans for a bigger scope, through our project form. We'll lay out the scope and what to expect on price, free.
How a drywall job runs
- Frame check. Studs, furring and ceiling joists are checked for plane. A finish level can't hide a wall that is a quarter inch out.
- Hang. Board goes up with factory edges together, joints staggered, fasteners at the schedule.
- Tape and coat. Tape, then each coat feathered wider than the last, with drying time between.
- Sand and check. Vacuum sanding in occupied homes, then a work light held low along the wall.
- Texture or skim. Orange peel or knockdown sprayed to match, or a Level 5 skim for smooth.
- Prime-ready handoff. The wall is dust-free and ready for a primer suited to fresh compound.
Ceilings follow the same steps with a few extras. Tired of an old sprayed finish overhead? Stipple or textured ceiling removal starts with a test of older material, then we scrape and skim the ceiling smooth; see popcorn ceiling removal. Want more shape instead? A tray ceiling (some people say trey ceiling) keeps the center at full height and drops a framed border around it, often with a lighting cove; see drop ceilings and soffits.
Drywall in South Florida: humidity, block and storms
Why does drywall here need extra care? Heat, water and storms.
Humidity. Joint compound dries slowly in a closed building in August. We run dehumidifiers and air movers and don't sand a coat that is still dark in the middle. Rushed sanding is what shows after paint.
Water. Most repair calls come from AC condensate lines, window leaks, pipe failures and leaks from above. The leak source has to be fixed first by the right trade, a plumber, an AC tech or, for a roof, a roofer (we do not do roofing). Then we handle the ceiling water damage repair: wet board out, cavity dried, new board hung, finished and textured to match. See drywall repair.
Storm season. After a named storm, board that stayed wet is cut out rather than dried in place. Insurance carriers want an itemized scope, and our estimate provides one.
Permits. Patching and finishing need no permit. New partitions, rated assemblies and structural changes do, and we pull them. Inspectors check framing and above-ceiling work before close-in, so we build those stops into your schedule.
Got storm or leak damage and a claim to file? Call (561) 556-7509 and we'll come out and write the itemized scope your carrier will ask for.
Related drywall services
- Residential drywall: finish levels, texture and living in the house during the work.
- Commercial drywall and ceilings: metal stud, board, grid and Level 5 for tenant spaces.
- Drywall repair: patches, cracks and flood cuts.
- Popcorn ceiling removal: test, scrape and skim smooth.
- Level 5 drywall finish: the full skim for gloss and raking light.
- Curved walls, arches and ceilings: radius framing and flexible board.
- Drop ceilings and soffits: trays, coffers, coves and bulkheads.
- Fire-rated drywall: rated assemblies built to the drawings.
- Plaster repair: original plaster in older homes.
Drywall by area
Drywall in Boca Raton · Drywall in Fort Lauderdale · Drywall in West Palm Beach · Drywall in Palm Beach Gardens · Drywall in Miami · Drywall in Weston · Drywall in Delray Beach · Drywall in Hollywood
Planning guides: Drywall installation cost per square foot · Drywall Level 5 finish explained · Metal stud framing for commercial drywall
Hiring a drywall contractor: residential or commercial?
Homeowners: go to residential drywall for finish choices, texture matching and what living through a drywall job is like. GCs, landlords and property managers: go to commercial drywall and ceilings for bids from drawings in 48 hours, certificates of insurance and phased work.
Mixed-use or multi-unit job and not sure which side it falls on? Call (561) 556-7509 and we'll sort it out in one conversation.
Workmanship warranty on every job; materials carry the manufacturer's warranty. Terms are in your written contract.
Prefer to send photos or plans? Send us your project
Drywall FAQ
What does drywall cost per square foot in South Florida? Hang, tape and finish to Level 4 runs $4.50–$7 per square foot of board, and Level 5 runs $6.50–$10. Small repairs are priced per patch at $175–$350, with a $650 minimum visit. Final pricing is confirmed after we review your project.
Which drywall finish level do I need? Level 4 is the standard under flat and eggshell paint in normal light. Level 5 belongs under gloss or dark paint and on walls and ceilings that catch light at a low angle. Level 3 is only for walls that will get heavy texture.
Do you frame with metal studs? Yes. We frame metal stud partitions, furring and soffits with our own crews, then hang and finish, so one contractor carries the wall from track to paint-ready.
Do you do the permit? When the work needs one, yes. Patching and finishing does not; new walls, rated assemblies and structural changes do. We are a licensed Florida general contractor and pull permits in our own name.
How do I get an exact price? Send photos or plans through our project form, or call and describe the rooms. After a site visit or plan review you receive a written scope with each room, finish level and board type itemized, so you can compare it line for line.
Free estimate — call (561) 556-7509 or send us your project. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.