Your situation · Condo Associations
Where the Association Ends and the Unit Begins
In a condominium the hardest question is not how to dry it. It is whose it is.
Photographs, moisture readings and a written scope. If you should not file a claim, that is what you will be told.
GC
A general contractor — we rebuild, not just dry
1 year
Florida deadline to report a new or reopened claim
No AOB
We do not ask you to sign over your claim
Licensed
General contractor, licensed in the state of Florida
The declaration, not the plumbing
A leak from one unit into three others creates overlapping responsibility between the association policy, the unit owner's policy, and the owner who caused it. The answer lives in the declaration and in Florida condominium law, not in where the pipe was — and while it is argued, the water is still in the building.
What has to happen in parallel
- Mitigation starts immediately regardless of who eventually pays.
- Documentation per unit, because there will be several claims.
- The declaration determines common element versus unit responsibility.
- Board authority to approve emergency work, which usually exists.
- Reserve and assessment implications if the association carries the cost.
How we handle it
- 01Mitigate first, argue second — delay multiplies the damage.
- 02Document each affected unit separately for its own claim.
- 03Work with the association manager and the declaration.
- 04Provide a scope split that supports the eventual allocation.
- 05Rebuild to the association's standards where common elements are involved.
Most declarations give the board authority to authorize emergency mitigation without waiting for a vote, precisely because water does not wait. Knowing that in advance saves days, and boards frequently do not know it until someone points at the clause.
Said plainly
Where we stop
We do not interpret your declaration or Florida condominium law. Who pays is a question for the association's attorney. We document in a way that supports whatever answer they reach.
FAQ
Common questions
- Who pays, the association or the owner?
- The declaration and Florida condominium law decide it. We document so the allocation can be made properly.
- Can we start before that is settled?
- You should. Most declarations allow the board to authorize emergency mitigation, and delay makes everything worse.
- How many claims will there be?
- Often several — the association plus each affected unit. That is why documentation is per unit.
- Will this mean a special assessment?
- Possibly, depending on coverage and reserves. That is a board and attorney question.
What we restore
Water Damage
A burst supply line, a failed water heater, a supply hose behind a washing machine. The water itself rarely destroys much. What destroys things is how long it sits.
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Storm Damage
After a named storm, everything happens at once: the house is open, every contractor is booked, and unfamiliar crews are knocking on doors.
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Mould Remediation
Mould is not the problem. Mould is evidence of a moisture problem, and remediation that does not find the source is a cosmetic exercise with a schedule.
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Fire & Smoke Damage
In most house fires the flames damage one area and the smoke and the firefighting water damage everything else. The restoration is mostly about those two.
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Sewage & Contaminated Water
Water is classified by what is in it, and the category changes the job completely. Category 3 — sewage, ground water intrusion, flood water — is grossly contaminated.
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Reconstruction
Drying a house takes days. Rebuilding it takes months, and it is where restoration projects most often stall — because the company that dried it is not a builder.
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More your situation
Homeowners
The complication for an owner-occupier is that the house has to keep functioning while it is being repaired, and that shapes every scheduling decision.
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Landlords & Rentals
A rental adds two things a homeowner does not have: a tenant with legal rights, and a policy that may cover lost rent.
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Businesses & Commercial
For a business the repair cost is usually the smaller number. Being closed is the larger one, and the work should be planned around that.
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Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.