01
A multi-project capital program, run as one.
Owner's representative · multi-project program
The challenge. One association took on several major capital projects at the same time: concrete and structural restoration, garage restoration, waterproofing, and common-area work, all under an aging building and years of deferred maintenance. The board needed all of it run as one coordinated program, on its behalf, without losing control of the money or the schedule.
My role. I served as the association's owner's representative, chairing the owner-architect-contractor meetings, keeping the board, engineers, and contractors aligned, and tracking the budget through pay applications, change orders, and allowances, with reserve and assessment dollars tracked as they moved.
The result. The work was phased to keep the building livable for residents, and the board was left with a current, auditable record, built to survive any change in its membership or its management.
02
A high-rise restored ahead of the curve.
Multi-year structural restoration · completed
The challenge. An aging condominium tower faced a major structural, facade, and waterproofing restoration under a single general contractor, a multi-year, multi-million-dollar undertaking that landed just as Florida was rewriting its structural-compliance requirements. The board needed it managed to a standard that would withstand the heightened scrutiny that followed.
My role. As the association's licensed manager, I helped run the restoration day to day, coordinating the contractor, the engineer of record, and the board, and keeping the special-assessment cash flow aligned with the work so the project stayed funded through completion. I was also part of the team that restructured a portion of the contract from lump-sum to unit-cost pricing.
The result. That change meant the association paid for the work actually performed rather than committing to scope that might never materialize, a difference measured in the millions. The building moved ahead of the new structural-inspection requirements rather than scrambling to catch up, and the project tracked favorably to budget and schedule.
03
A parking structure refreshed without a general contractor.
Seven-figure capital refresh · owner-managed · completed
The challenge. A residential association needed a full capital refresh of a major common area: protective waterproofing and coatings, lighting and life-safety upgrades, fresh finishes throughout, and refurbished common spaces. The board wanted it done well and done lean.
My role. Rather than retain a general contractor, the association held the trade contracts directly, and I coordinated the work across trades on its behalf. This direct-trade delivery model saved the association a general contractor's markup. Greenberg Advisory does not hold trade contracts or act as contractor.
The result. Coordinating the trades directly, rather than through a general contractor, eliminated a general contractor's markup and brought the project in ahead of budget while giving the board tighter quality control. The space stayed usable for residents throughout.
04
A roof replaced before the bill came due.
Roof replacement · insurance-driven · ahead of schedule and budget
The challenge. A building’s 30-plus-year-old roof was past due for replacement, and an aging roof is the kind of exposure that gets harder to insure and costlier to carry at every renewal. The work had to be finished before the association’s next insurance renewal, on a tight deadline, but the selected roofing contractor couldn’t start on time. That left the board facing a real risk: no completed roof before the renewal.
My role. I stepped in when the selected contractor couldn’t start, reset the project, and drove it to the renewal deadline, coordinating the replacement, holding the schedule, and keeping scope and cost in line.
The result. The roof was in place before renewal, and the association came through that renewal in far better shape than projected, securing its coverage below the prior year’s premium and below the association’s own best-case estimate. A finished roof kept the building cleanly insurable while the renewal work got done. Ahead of the original schedule and under budget, the project hit cost, quality, and time at once. A rare clean sweep.