The Palm Renovation
CUSTOM LUXURY LEVEL 3 REPAIRS AND RENOVATIONS
Master addition renovation
Original renovation: 500 sq.ft. rot repair
final renovation: Level 3 repairs
We took on this project to renovate their master addition — including the repair of 500 square feet of lofted wood. This Florida-based client had to deal with unfortunate water damage that resulted in Level 3 Repairs.
Did you ask the right questions to get the best contract for you?
If you're looking for a flexible General Contractor — in terms of speed, creative design, custom builds — it's important to ask a prospective GC these questions and consider which residential construction contract type fits your needs. For instance, this certain homeowner knew they’d want to make changes and customize all aspects of their build, so we talked to our client about the best contract options for them. In this case, a cost-plus contract was safest for the homeowner because it allows for complete transparency of what is being billed for the job - and why. It’s the best contract for those who don’t have their design plan finalized and want freedom to make selections as you go.
What’s a Level 3 Repair? To quote the official Florida website, “Level 3 alterations apply where the work area exceeds 50 percent of the aggregate area of the building and made within any 12-month period.” In plain speak? The moment we are repairing more than 50% of the structure then it becomes a Level 3 repair which requires everything to be brought up to code. Which would consist of:
Structure (16” on center - not 24” - as well hurricane strapping the entire structure (even if no damage is present on that particular member)).
Plumbing, electrical, and mechanical (AC) when applicable.
Windows must be Low-E and glazed (glazing is the common term for double pane).
A fire code for a garage with a living space above it? Definitely.
Roof codes? Yes.
Exterior doors? 100%.
(Pssst…Did you know stairs can’t have a height difference greater than ⅜? Another code! If your stairs aren’t up to code, they’ll need to get fixed as well in a Level 3 Repair).
Additional services rendered for this client:
Roll-in the shower. A challenge in the older home like this one because the off-grade subfloor had a tilt to it, which affected our shower pan slope and offset our variance. Unless we’re able to cut concrete or raise the entire subfloor, a roll-in shower can be a difficult modification.
Accent tile and wood vanity brings fun and warmth to the otherwise modern tones
Waterproofing the envelope. Doing something to code and doing something correctly are not always one-in-the-same in the world of renovations. And this isn’t a knock to the city; it’s to the contractor! For instance, parapet walls cause heavy leaks because water has to hit a wall and find a hole to escape the roofing structure. In this case, code would allow contractors to house wrap over the parapet as its “not a part of the roof” — but that’s not exactly to the benefit of the homeowner. The takeaway: Be mindful of decisions made with your contractor now that could prevent further issues later.
“The moment we are repairing more than 50% of the structure then it becomes a Level 3 repair which requires everything to be brought up to code.”
Roll-in shower with a wood vanity and accent tile.
Stairs having been brought to code in Level 3 Repairs.