J. Perry & Sons works as a commercial caulking contractor for condominium and HOA associations, property managers, building owners and general contractors across Broward, Palm Beach and Miami-Dade. We replace failed sealant on window perimeters, precast and tilt-wall panel joints, coping, penetrations and balcony edges, from the ground, from lifts and from swing stages. It is the commercial side of our caulking and sealant work, run by a licensed Florida general contractor (CGC1540699). Most buildings price at $9–$18 per linear foot with ground or lift access.
Commercial Caulking Cost in South Florida: $9–$18 per lin ft with lift access
| Scope | Unit | Typical range |
|---|---|---|
| Sealant replacement, ground or lift access: cut out, prep, prime, backer rod, new silicone or polyurethane | per lin ft | $9–$18 |
| Sealant replacement from swing stage or boom lift on mid- and high-rise | per lin ft | $14–$28 |
| Swing stage or boom lift mobilization | per building | $3,500–$9,500 |
| Storefront and curtain wall perimeter and mullion joints | per lin ft | $12–$24 |
| Balcony, garage and plaza expansion joints | per lin ft | $14–$30 |
| Stucco crack routing and elastomeric sealant | per lin ft | $10–$17 |
| Water test per area, with written observations | per area | $450–$950 |
| Minimum service call | per visit | $650 |
The spread inside each range comes from joint width, how hard the old sealant is to remove (cured polyurethane on rough concrete takes far longer than silicone on aluminum), whether every joint needs primer, and how many drops or lift moves an elevation takes. Mobilization covers rigging, roof anchor verification, ground protection and teardown, and it is quoted once per building or per phase.
What we seal on commercial buildings
Window perimeters on towers. The joint between the window frame and the concrete or stucco opening. On older condo buildings this is often the original sealant, hard and pulled away at the head and jambs. We cut it out completely, grind the faces, prime and reseal in silicone, or in a paintable hybrid where the building is about to be painted.
Panel joints. Vertical and horizontal joints between precast panels on offices and between tilt-wall panels on warehouses. These are wide, long and moving, so backer rod size and joint depth matter more here than anywhere else on the building.
Building envelope sealant at transitions. Where stucco meets metal panel, where a canopy ties into a wall, at louvers, at coping and parapet caps, and around every pipe, conduit and anchor penetration through the wall. Small joints, but a common path for water into the wall.
Balconies, garages and plazas. Horizontal joints at balcony edges, slab-to-wall joints, and garage and plaza expansion joints, covered in detail on expansion joint sealing.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send the engineer's report, the drawings or a set of elevation photos, and we'll return a unit-price range the same day.
Swing stages, lifts and phasing by elevation
Access sets the schedule on a tower. Low-rise buildings and warehouses are usually done from scissor or boom lifts working along each wall. Mid- and high-rise buildings are done from swing stages in vertical drops, one stack of windows at a time, with the stage moved across the roof between drops. Before we rig, roof anchors are confirmed as certified and their documentation is on file, and outriggers or parapet clamps are set where anchors are missing.
We phase by elevation so each face of the building is closed out before the next one opens. On occupied buildings that means:
- Written notices to residents or tenants a few days before their stack is reached, so balcony furniture comes in and blinds are drawn.
- Pedestrian and vehicle protection at the base of each drop, with entrances kept open.
- Work stopped for wind, lightning and rain, with joints left closed at the end of each day rather than open overnight.
- Daily progress by drop, so the manager always knows which units are done.
Recertification and milestone inspection findings
In Broward and Miami-Dade, building recertification reports, and the state milestone inspections for condominium buildings, often include sealant work among the repairs: failed sealant at window perimeters, open joints between panels or at slab edges, cracked stucco around openings and worn balcony and garage joints. We are a licensed contractor, not an engineer. We price each sealant item in the report by elevation and unit, perform it on the association's schedule, and give the engineer of record the access and documentation needed to verify it. Permit questions on that work are covered on our permits and compliance page.
How we work with GCs and property managers
- Bids from a scope, a report or drawings. Send the engineer's report, the specification section or the elevations and we return a priced bid, typically within 48 hours.
- Unit pricing. Per linear foot by joint type and access method, with mobilization as its own line, so change orders on added footage are simple.
- Insurance. A certificate of insurance naming the association, management company, owner and GC as required, before mobilization.
- Submittals. Product data sheets, primer requirements and backer rod sizes up front for engineer or architect review.
- Phased or after-hours work. Retail and office buildings can be worked early mornings, nights or weekends to keep tenants open.
- Closeout. Photos by elevation or drop, field adhesion test log where tests were run, and workmanship warranty terms in writing.
What a commercial sealant quote includes
- Linear feet of each joint type by elevation, taken from drawings or field measurement
- Removal, joint preparation and primer by substrate
- Sealant family and grade for each joint type, with color
- Access method, number of drops or lift moves, and mobilization
- Protection, notices and daily cleanup
- Water tests and adhesion tests, where requested
- Schedule, exclusions and workmanship warranty terms
Commercial caulking by area
Broward County Commercial caulking in Broward County: condominium towers, office buildings, warehouses and HOA properties.
Palm Beach County Commercial caulking in Palm Beach County: office parks, retail centers, condos and clubhouses.
Miami-Dade County Commercial caulking in Miami-Dade County: high-rise residential, office and mixed-use buildings.
Related: Caulking and sealants overview · Storefront and curtain wall sealing · Window and door perimeter caulking · Expansion joint sealing · Commercial painting
Commercial Building Caulking — FAQ
How much does it cost to recaulk a condo building? Ground or lift access typically runs $9–$18 per linear foot of joint. Towers worked from a swing stage run $14–$28 per linear foot plus $3,500–$9,500 mobilization. A building's total depends on the footage per elevation, which we measure from drawings or in the field.
Can the building stay occupied during sealant replacement? Yes. We work one stack or one elevation at a time, give residents notice before we reach their units, protect entrances and close every joint at the end of the day.
Should sealant work be done before or after painting the building? Before. Sealant goes in first, and if the building is being painted we use a paintable hybrid or polyurethane on the joints that get coated and silicone on glass and metal joints that do not.
Do you work from the engineer's recertification report? Yes. We price each sealant item in the report by elevation and perform it on the association's schedule. The engineer of record inspects and signs off on the repairs; we do not provide engineering.
What do you need to send a bid? The engineer's report, specification or drawings if they exist, or elevation photos and a building address. A certificate of insurance naming the association or GC goes out before we mobilize.
How do I get an exact price? Call (561) 556-7509 or email jperrysonsgc@gmail.com with photos and rough dimensions. 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, Palm Beach and Miami-Dade counties.