Condo common-element renovation
Send us your scope and board meeting cadence.
We will review your governing documents, scope the common-element work, and return a line-item estimate the board of managers can act on.
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Condo Renovations
Common-element renovation
Upgrades to the spaces every unit owner shares.
Condo capital work lives in the general and limited common elements: lobbies, corridors, elevator banks, amenity floors, and the building envelope. Perennial Empire reads the declaration and by-laws before scoping, so approval paths are clear in writing and the board votes on a scope document, not a single number. We self-perform under all three labor regimes: open shop, prevailing wage, and union project labor agreements. The same in-house crew runs the work under whichever one your project requires.
- Lobby, corridor, and elevator-bank renovation
- Amenity-space buildouts scoped to resale pressure
- LL11/FISP facade and balcony repairs
- Envelope, roof, and terrace restoration
Common-element scopes we handle
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Lobby & Entry Renovation
Reception desks, vestibule reconfiguration, floor and wall finishes, lighting, security door hardware, and package-room consolidation to current condo-market expectations.
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Corridor & Elevator-Bank Refresh
Flooring, paint, lighting, elevator cab interiors, wayfinding signage, and fire-rated door hardware replacements. Sequenced by bank or floor so unit owners always have primary access.
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Amenity-Space Buildouts
Fitness rooms, lounges, roof decks, co-working spaces, pet spas, and children's play areas scoped to leasing and resale pressure, not just minimum by-laws compliance.
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Envelope & Cyclical Compliance
LL11/FISP facade repairs, roof replacement, terrace restoration, and balcony repairs coordinated with the board's QEWI under a single scaffolding mobilization.
Board of managers coordination
One contractor across the agent, engineer, and architect.
Most condo renovations are joint deliveries. We take the trade-coordination role without displacing your architect of record, integrate our schedule into the design team's, and keep unit owners informed through lobby notices and a dedicated PM line, so the managing agent never becomes the complaint desk.
- Governance review at scoping
- Design-team and expediter coordination
- Unit-owner notices and weekly look-aheads
- Single scaffolding mobilization for cyclical work
Condo common-element renovation process
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Governance Review at Scoping
Declaration, by-laws, and offering plan reviewed before the estimate is issued so approval paths for general vs. limited common elements are clear in writing, not assumed at the vote.
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LL11/FISP Integration
QEWI coordination at kickoff. Facade repair scope built into the filing before the cycle closes. A single scaffolding mobilization covers FISP repairs plus any cosmetic work above the street wall.
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Unit-Owner Communication
Lobby notices, weekly look-aheads, and a dedicated PM email for unit-owner questions. The managing agent stays in the loop without becoming the triage point for construction complaints.
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Design-Team Coordination
Joint delivery with the board's existing architect, building engineer, and expediter. We take trade coordination without displacing the architect of record; if no design team is in place yet, our in-house pre-construction runs the scope.
Condo board and unit-owner questions
Who owns and approves a condo common-element renovation?
It depends on what's being renovated. General common elements (lobby, corridors, elevator banks, roof, facade) are the board of managers' jurisdiction under the declaration and by-laws, and the board approves scope and budget. Limited common elements (balconies, terrace spaces allocated to specific units) typically need both board approval and the affected unit owner's consent. Unit-interior work is the unit owner's call, subject to alteration-agreement review. We read the condo's offering plan and governing documents before scoping so approval paths are clear in writing, not assumed.
How does your process differ between condo common-element work and co-op shareholder work?
The construction is similar. The governance is different. Condos do not have shareholders; they have unit owners who hold fee-simple title, which changes the legal structure around alteration agreements, insurance, and assessments. Boards of managers typically have less day-to-day operational authority than co-op boards, so decisions either sit with the managing agent or go back to the unit owners for vote. We adjust our approval cadence, notice procedures, and contract terms accordingly. The same renovation scope runs on a different governance track.
Do you handle facade inspections (LL11/FISP) and cyclical compliance work for condo associations?
Yes. LL11/FISP cycles (currently Cycle 10) produce SWARMP or Unsafe findings that become condo capital scope. We coordinate with the board's QEWI (Qualified Exterior Wall Inspector), build the repair scope into the filing before it closes, and execute the physical work (lintels, parapets, pointing, terra-cotta restoration, balcony repairs) inside a single scaffolding mobilization. For condos with multiple buildings or phased cycles, we schedule the work so scaffolding does not appear twice in the same year.
How do you phase lobby, hallway, and amenity renovations to minimize disruption for unit owners?
Lobbies get a temporary reception vestibule so unit owners and guests always have a working arrival experience. Hallways are sequenced by elevator bank or by floor so no resident loses primary access. Amenity-space renovations (fitness rooms, package rooms, roof decks) are sequenced individually with advance closure notices and, where possible, a temporary alternate (a travel pack of gym equipment, a hold-and-deliver package room) so the board is not explaining a six-month amenity outage at the annual meeting.
Can you coordinate with an existing building engineer, managing agent, and design team?
Yes, that is the default. Most condo renovations we run are joint deliveries with the board's existing managing agent, building engineer, architect, and expediter. We integrate our schedule into theirs, run shared owner-architect-contractor meetings, and take on the trade-coordination role (plumbing, electrical, HVAC) without displacing the architect of record. If your design team has already produced construction documents, we bid and build to them. If not, we offer in-house pre-construction services to help the board scope the work before it goes to bid.