January 2025

Overcoming Challenges of Coastal Condo Restoration

Tackling a major condo restoration project in Florida presents a unique set of challenges due to the state’s climate, regulations, and architectural styles. Whether you’re updating a beachfront property or restoring a historic high-rise, these projects require careful planning and expertise to navigate potential obstacles.

1 - Structural Damage and Foundation Issues

Older condos, particularly those built before stricter building codes were introduced, may have hidden structural problems. Foundation issues, cracks, and water damage are common challenges in condo restoration projects. Keystone Engineering specializes in thorough SB4-D milestone inspections of coastal condo structures. Our team of highly experienced engineers uses advanced diagnostic tools to identify any potential problems early on.

2 - Budget Overruns

Keystone Engineering is committed to staying within budget while still ensuring your contractor delivers high-quality results. Through detailed initial assessments and transparent communication with clients, we ensure that project estimates are as accurate as possible. Our project managers are skilled at managing budgets and finding cost-effective solutions without compromising the restoration quality.

3 - Coordinating with Contractors

Condo restorations often require collaboration between various specialists, including electricians, plumbers, and general contractors. Lack of coordination can lead to miscommunication or scheduling conflicts. Keystone Engineering excels at managing multi-disciplinary teams. Our project managers are experienced in coordinating contractors, ensuring that everyone is on the same page and the work progresses smoothly.

4 - Maintaining Aesthetic Appeal

Restoring a condo while maintaining its original design and aesthetic appeal can be a delicate balance. Whether preserving historical charm or enhancing modern design elements, it’s important to ensure that the condo remains visually appealing to both current and future residents. Keystone Engineering works closely with architects and designers to preserve the condo’s unique aesthetic.

5 - Addressing Mold and Water Damage

Florida's humid climate makes mold and water damage a persistent issue in condo restoration projects. High humidity, leaks, and flood risks can all contribute to water damage that compromises the integrity of the building. Keystone Engineering is highly skilled in identifying and mitigating mold and water damage.

6 - Community Communication

Keystone Engineering places great emphasis on maintaining clear communication with our clients, providing regular updates on project progress and potential disruptions. By offering board members information in advance and addressing concerns quickly, Keystone helps minimize frustration and maintain board satisfaction.

Whether you’re restoring a historic property or modernizing an existing building, Keystone is the trusted partner to help you navigate these challenges and achieve exceptional results. Contact us today to schedule a consultation.

PROJECT SPOTLIGHT

The Crossway Condominium Association located in Cocoa Beach, Florida, has been a valued client of Keystone Engineering and Consulting for nearly a decade. Keystone oversaw a comprehensive full balcony replacement and restoration project in 2016-2017 as well as a roof replacement project in 2020.

Most recently, Keystone was engaged to perform a structural concrete survey on the west walkway areas. A significant amount of severe concrete spalling due to reinforcing steel corrosion was identified on the horizontal elevated slabs and perimeter beams as well as long-term deterioration of the fall-protection railings and steel columns. The original construction of the upturned perimeter beams also created drainage issues and a vulnerable condition for the concrete slabs to experience increased saltwater intrusion.

Keystone prepared a project manual and specifications to address the identified issues, put the project out to bid to experienced local contractors, and provided the engineering oversight and project management during the construction phase.

COMMUNITY SPOTLIGHT

Keystone is proud to be a 2024-25 Partner in Education for Brevard Public Schools! Partners in Education is an initiative dedicated to strengthening the connection between local businesses and schools. It creates valuable partnerships that provide essential resources to students, families, and staff.

By fostering collaboration, the program ensures that both the community and schools thrive together. With over 700 organizations participating and nearly 300 active partners, Partners in Education has become a cornerstone of support for Brevard’s educational system. Keystone is proud to be a part of this impactful network, helping to enhance the learning experience for students.

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MEET OUR STAFF

Tomas Ponce is a registered Professional Engineer (FL 50068). He holds a master’s degree in Civil Engineering from the University of Central Florida with an emphasis in Structures and Foundations. He has 28 years of experience in structural engineering, focusing on structural specification and design of concrete, steel, aluminum, masonry, and wood structures including gravity loads, lateral loads (wind analyses), and foundations.

Tomas has been with Keystone since 2015 and evaluates the condition of exterior structural elements of coastal structures and their roofing systems for corrosion migration, waterproofing, coatings, railings, and all exterior building issues in order to develop specific, cost-effective solutions for repair and maintenance to ensure structural integrity and safety.