February 2026

Planning Spring Restoration Projects:

What Boards Should Do Now

Spring is one of the most active seasons for structural restoration and roofing projects across Florida’s coastal communities. With longer daylight hours, more predictable weather, and contractors scheduling work months in advance, planning ahead is essential for condominium associations and property managers.

If your association is considering restoration or roofing work this year, now is the time to prepare. Early planning helps avoid delays, control costs, and ensure projects run smoothly from start to finish.

1. Start with a Building Condition Assessment

Before any restoration project begins, boards should have a clear understanding of the building’s current condition. A building condition assessment identifies structural deterioration, waterproofing failures, roofing deficiencies, and maintenance priorities.


2. Review Reserve Funding and Budget Planning

Spring restoration projects often require significant financial planning. Reviewing reserve studies and confirming funding availability early in the year helps prevent last-minute decisions..

3. Develop a Clear Scope of Work

Once inspection findings are reviewed, engineers can help define a clear scope of work. This step is critical to avoid misunderstandings during bidding and construction.


4. Prepare Bid Documents and Contractor Selection

Spring schedules fill quickly for restoration contractors. Preparing project manuals and bid documents early allows associations to secure qualified contractors before peak construction season.

5. Plan for Construction Logistics

Restoration projects can impact residents and daily operations. Planning ahead allows boards to communicate clearly and minimize disruptions.

If your property is due for a structural inspection or showing signs of deterioration, Keystone is here to help. Read our blog to learn more about what you need to do now.

Need a condition assessment of your building? Contact us today to help you through the process from start to finish.

PROJECT SPOTLIGHT

Project: Twenty-six Twenty-Six Condominium

Location: Daytona Beach Shores, Florida

Scope of Work: Mansard Roof Replacement

The Twenty-Six Twenty-Six Condominium Association has successfully completed a mansard roof replacement project, restoring the building’s exterior envelope and improving long-term performance in Florida’s demanding coastal environment. Keystone Engineering provided oversight throughout the process to ensure quality, safety, and compliance with engineering and manufacturer requirements.

Project Overview

This project focused on replacing the building’s aging mansard roofing system while addressing hidden structural concerns discovered during demolition. As work progressed, Keystone identified significant deterioration of the roof deck, mansard framing, and related structural components on one of the smaller buildings. The damage was caused by long-term water infiltration, which had compromised the wood structure beneath the roofing system.

Keystone documented the condition through detailed photographs and worked with the Association to determine the appropriate scope of repairs. All corrective work was reviewed and approved by Keystone’s engineering team before installation of the new roofing system continued.

Throughout the project, the Association received regular progress summaries and progress maps, providing clear communication and transparency at every stage.

Scope of Work

The mansard roof replacement included:

• Removal of existing asphalt shingles and legacy roofing materials

• Installation of self-adhered underlayment over plywood sheathing

• Installation of aluminum standing-seam metal roof panels

• Installation of aluminum box gutters and downspouts

• Integration and tie-in to the existing TPO single-ply roof system

• Repairs to deteriorated roof deck and framing members discovered during demolition

By addressing both the roofing system and underlying structural components, the project ensures long-term durability and performance.

Check out our blog to read more, and see the full before, during, and after photo gallery for Twenty-Six Twenty-Six Condominium.

If your building is in need of similar services, contact us today! We serve the east coast of Florida, from Ft. Pierce to St. Augustine.

COMMUNITY SPOTLIGHT

Keystone Engineering’s Roofing and Concrete Restoration Divisions were both represented at the 28th annual Space Coast Communities Association (SCCA) trade show. The event was held on February 7th at the Radisson Resort at the Port. We appreciate our longstanding relationship with the SCCA and the many contacts and leads it has provided us.