Week by week: bidding, board vote, permitting and repairs — and where the calendar usually slips.
The milestone report lands and the clock starts. Here is a realistic calendar for an occupied condominium tower in South Florida.
Weeks 1–4 — bidding
Send the report to three restoration contractors. Ask for line-item proposals with unit rates so the board can compare them without an engineer in the room.
Weeks 5–8 — board vote
Budget the vote, not just the work. Special assessments and reserve funding decisions take at least one meeting cycle.
Weeks 9–16 — permitting
Structural permits in Miami-Dade and Broward routinely take six to ten weeks. Nothing on site accelerates this.
Weeks 17–26 — repairs
Phased work on an occupied building, with a weekly photo report against the phase schedule agreed before mobilization.
Boards that start bidding in week one finish inside the county's window. Boards that wait for a second opinion before bidding usually do not.