Overview
Concrete restoration, post-tensioned slab repair, balcony repair, and facade work are among the highest-risk projects an association can undertake. Costs escalate. Schedules slip. Engineers and contractors may disagree. Boards are asked to vote on change orders before the record is complete.
Greenberg Advisory works for the association at that table: reviewing scope, leveling contractor proposals, reviewing pay applications, analyzing change orders, and keeping the project record current. Every recommendation is documented. Every dollar is tracked.
Building-envelope, below-grade, and deck waterproofing is run as its own discipline. See Waterproofing.
What’s Included
Pre-Construction
- Constructability and scope review of engineer’s documents
- Contractor pre-qualification, RFP development, and bid leveling
- Reserve and special assessment alignment with funding requirements
- Procurement compliance support for contracts above the association bidding threshold
During Construction
- Schedule of Values review at contract execution
- Pay application review and recommendation: every draw reviewed before it reaches the Board for approval
- Change order analysis, negotiation, and recommendation to the board
- RFI and submittal log management
- OAC meeting facilitation, minutes, and decision tracking
Closeout
- Punch list development and verification
- Lien release tracking with contractor and subcontractor final waivers
- Warranty package consolidation and turnover to the association
- Final reconciliation against contract value
Common Questions
What is concrete restoration on a condominium building?
Repair of the building's structural concrete (spalling, corroded rebar, post-tensioned slabs, balconies, and facade elements) to restore strength and stop further deterioration. On older South Florida buildings it's usually driven by a milestone inspection or visible distress.
Why is concrete restoration so hard to budget?
The real damage stays hidden until demolition opens the assembly, so scopes grow once work starts. Vetting the engineer's documents and the contractor's unit pricing before the contract is signed is what keeps the surprises, and the change orders, under control.
What is post-tension (PT) slab repair?
Repair of the high-tension steel cables inside a concrete slab. It's specialized, dangerous if mishandled, and priced very differently between contractors, which is exactly why bids have to be leveled on equal scope before the board compares numbers.
Does Greenberg Advisory perform the engineering or the repairs?
No. The engineer of record designs the repair and the contractor performs it. Greenberg Advisory represents the association, assessing scope, leveling bids, reviewing pay applications, and analyzing change orders before they reach the board.
When to Engage“Before contractor selection, ideally before the engineer’s documents are finalized. The most expensive mistakes happen in pre-construction.”
Certification and statutory compliance rest with the engineer, architect, or other retained professional of record; Greenberg Advisory reviews, tracks, and recommends, and does not certify, approve, or replace those roles.
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