Before anything comes out of a condo kitchen or bathroom, you’ll usually need written approval from your association. You’ll also need to know your building’s rules on work hours, elevators, parking and debris, and you’ll need a contractor who can hand the board the paperwork it asks for. Get those lined up early and a condo remodel runs like any other job. Skip them and the job can stop on day one.
Why is a condo remodel different from a house?
In a house, you and the county are the only ones who have a say. In a condo, the association owns or controls most of what surrounds your unit: the walls you share, the plumbing risers, the hallways and the elevator. Your neighbors live a few inches away. So the board wants to know what’s happening and who’s doing it before it starts. That isn’t red tape for its own sake. A leak or a cut pipe in one unit can become a problem for three others.
Up and down the Pinellas coast, from Clearwater Beach to St. Pete to the beach towns in between, many buildings are older, and boards in those buildings tend to be careful about what they approve. I’d rather plan for a careful board than be surprised by one.
Where do I find my building’s rules?
Start with your association’s governing documents and any renovation or alteration policy the board has adopted. Your property manager can usually tell you which form to fill out and who reviews it. Some buildings keep a separate packet just for contractors. If anything in those documents is unclear, ask the manager or the board in writing before you plan around it. Rules change, and what a neighbor did a few years ago may not be allowed today.
What does the board usually ask for?
Every association is different, so read your own documents first. These are the things that come up most often:
- A written scope of work. What’s being removed, what’s going in, and whether any plumbing, electrical or walls are changing.
- Contractor license and insurance. Many boards want a certificate of insurance naming the association before the crew can come in.
- Permit information. Work that touches plumbing, electrical or structure often needs a permit, and the board will usually want to see it. We pull the permit and schedule the inspections as part of the job. Refinishing, refacing and a straight countertop swap usually don’t need one.
- Flooring specs. Some buildings require sound-reducing underlayment under hard flooring to protect the unit below. Your association can tell you what it requires.
- A schedule. Start date, rough duration and the days crews will be on site.
Turnaround depends on how often your board meets. Ask the property manager when the next approval window is before you set a start date.
What building rules affect the work itself?
This is where condo jobs get won or lost:
- Work hours. Many buildings limit loud work to set weekday hours. Demo has to fit inside those hours.
- Elevator and loading. Cabinets, countertops and tile all have to come up somehow. Some buildings need the elevator reserved and padded.
- Parking. Trucks and dumpsters may not be allowed. Debris may have to leave the same day.
- Water shutoffs. If the plumber has to shut off a riser, the building usually needs notice so neighbors aren’t caught off guard.
I plan the order of work around these rules, not the other way around. If the countertop delivery can only happen on Tuesday mornings, the template, cabinet install and plumbing are scheduled so Tuesday works.
What can change in a condo kitchen or bath?
Usually a lot more than people expect. New cabinets, countertops, tile, lighting, vanities and a tub-to-shower conversion are all common. What’s harder is moving plumbing far from the existing risers or touching a wall that turns out to be structural or shared. Those aren’t always a no, but they need to be checked early. It’s better to find a limit in the planning stage than halfway through demo.
If your cabinet boxes are in good shape, refinishing or refacing can also be a good fit for a condo. There’s less demolition, less debris going down the elevator and less noise for the neighbors.
What do we hand your board?
When you hire us for a condo job, we put together what most associations ask for so you aren’t chasing paperwork:
- A written scope of work and a schedule
- Our Florida contractor license (CRC1335471) and a certificate of insurance, naming the association when the building requires it
- Permit information once it’s issued
- Product specs for flooring underlayment, if the building has a sound rule
If your board has its own form, send it over and we’ll fill in our part.
What does a condo kitchen or bathroom cost?
Our published ranges apply to condos too. Building rules mostly affect the schedule, and anything specific to your building shows up in your written estimate:
- Kitchens: from $28,000. Most smaller kitchens land between $28,000 and $36,000, and most full kitchens between $36,000 and $50,000. See what a kitchen remodel costs.
- Hall bathrooms: from $17,000 for a tub with a new tile surround (no shower glass) when you supply the tile and fixtures, about $21,000 when we supply them.
- Tub-to-shower conversions: $23,000 to $28,000. A common condo upgrade when stepping over a tub wall is getting harder.
- Primary bathrooms: $32,000 to $45,000.
- Cabinet refinishing: from $5,000. Refacing: from $7,000.
More on how we run condo projects is on our condo remodeling page.
How should I time a condo remodel?
Work backward from when you want to use the room again. Leave room for the board review, any permit, and lead times on cabinets and countertops. If you’re a seasonal resident, think about whether you want to be here during the work or whether you’d rather hand over a key and get updates and photos. Either can work, but it changes how we plan access and communication.
How do I keep my neighbors on my side?
Tell them before the job starts. We protect the hallway and elevator, keep dust inside the unit with barriers, and clean up every day. Post a note with the dates and a contact number. Keep the hallway clean. Little things like that prevent the complaints that bring a board member to your door mid-project.
Where do we do condo remodels?
Mostly along the Pinellas coast and in the towns just inland. Local pages: Clearwater, Indian Rocks Beach, Madeira Beach, St. Pete Beach, St. Petersburg, Largo and Belleair. For bathrooms: Clearwater, Madeira Beach, St. Pete Beach and Largo.
Frequently asked questions
Do I need board approval to remodel my condo kitchen or bathroom?
Almost always, in writing, before work starts. Check your association’s alteration policy and ask your property manager which form to use.
Does a condo remodel cost more than a house?
Usually not by much. Our published ranges apply. What changes is mostly the schedule, around work hours, elevators and deliveries, and anything building-specific is spelled out in your estimate.
Can I convert my condo tub to a walk-in shower?
Usually, yes. It’s a common condo project. The drain may need to move a few inches, and the board will want to see the scope.
Can you work while I’m out of town?
Yes. Plenty of our condo owners are seasonal. Leave us a key and we’ll send updates and photos as the job moves.
Thinking about a condo remodel?
If you’re planning a kitchen or bathroom in a Pinellas condo, I’m happy to walk through it with you, including what your board is likely to ask for. You can also read about HOA and condo color approvals, how permits affect your timeline and our kitchen remodeling work. When you’re ready, book a free consultation and we’ll look at your unit, your building’s rules and what you want to change.
