Why Does Building Restoration Cost So Much? Let’s Break It Down Together
- Hanny Gomez
- Jul 8
- 5 min read
Planning a building restoration project in Miami? If you're a property manager or part of a condo board, you’ve probably stared at a contractor’s estimate and thought: “Why does this cost so much?” Don’t worry, you’re not alone. Construction pricing can feel like a foreign language. But once you understand how it works, everything starts to click.
Let’s pull back the curtain a bit.
More Than Just Bricks and Paint
When you receive a contractor’s proposal, you’re not just paying for materials and labor. You’re also covering essential “behind-the-scenes” costs—things like site supervision, temporary facilities, insurance, safety compliance, and yes, the contractor’s overhead and profit. These are bundled into what we call General Conditions, and they’re the foundation that keeps your project moving safely and smoothly.
Think of it this way: while these costs may not result in visible changes to the building, they’re what make everything else possible.
The Bid Sheet: The building restoration cost Roadmap
Once your Engineer of Record (EOR) finishes the project specs, the next step is choosing the right contractor. That’s where the Bid Sheet comes in.
This isn’t just a list of prices—it’s your project’s game plan. It lays out every activity involved in the restoration, from concrete and stucco repairs to waterproofing, painting, and even railing replacements. Each task has its own line, showing how much work is expected (in units like square feet or linear feet) and a space for the contractor to insert their price.
Why is this important in the building restoration cost? Because when every contractor prices the same scope of work, you can compare apples to apples. It also becomes your reference point for tracking progress and approving payments later.
What’s Inside a Bid Sheet? Let’s Break It Down
If you’re reviewing contractor proposals for a building restoration project, you’ll likely come across something called a Bid Sheet—and understanding how to read it can save you time, money, and a lot of guesswork.
Here’s how it’s typically structured:
Line Item Number – Each activity is listed with a number to help keep things organized. Think of it like a checklist for your entire project.
Description of Activities – This column explains what each task is—like concrete repairs, waterproofing, or painting—so you know exactly what work is being proposed.
Allowances (Estimated Quantities) – These are projections based on the engineer’s assessment. It tells you how much of each task is expected (for example, 2,000 square feet of stucco repair). These aren't final counts, but realistic working estimates.
Unit of Measurement – This tells you how the work is being measured: square feet (SF), linear feet (LF), each (EA), etc.
Unit Price – Here’s where the contractor fills in their price per unit. For example, they might charge $3.25 per square foot of waterproofing.
Total Price – This final column multiplies the estimated quantity by the unit price, giving you the total cost for each line item.
When combined, this sheet gives you a transparent view of what's being proposed, how much it could cost, and allows you to compare bids accurately. It’s your best tool for making informed, confident decisions on your restoration project.
What’s Hiding in “General Conditions”?
At the top of most Bid Sheets, you’ll find a section that’s easy to overlook—but it’s incredibly important: General Conditions. These are the services that support the entire job but aren’t tied to a specific construction task.
You might see things like:
Mobilization/Demobilization – Getting crews and equipment to and from the site
Supervision & Project Management – Keeping the project on schedule and under control
Insurance & Bonds – Making sure everyone’s protected
Temporary Facilities – Dumpsters, fencing, restrooms, site power, etc.
Safety Compliance – Staying on the right side of regulations
Overhead & Profit – Keeping the contractor in business and focused on your project
These aren’t flashy line items, but without them, your project can’t function.
Where Real Work Begins: Construction Activities
Now we get to the heart of the Bid Sheet—the actual restoration work.
This section spells out every repair, improvement, and finish that your building needs, based on what the EOR found during their inspection. Think:
Stucco or concrete repairs
Structural fixes (columns, beams, slabs)
Waterproofing, coatings, and sealants
Painting and finishes
For each item, the EOR estimates the quantity—called an “allowance”—so contractors can price it accurately. Whether it’s a small patch or a full-depth concrete repair, everything’s based on a real, documented assessment.
This level of detail protects you. It ensures that everyone—contractor, owner, board—is working from the same blueprint, with no surprises down the road.
What About Fixed-Price Work?
Some tasks are predictable enough that contractors can quote them as a lump sum—a flat fee for the whole job. A common example? Painting the building.
Instead of breaking it down by square foot, a contractor might say, “We’ll paint everything for $X.” You then pay in stages, for example, once a full elevation is complete and approved.
Lump sum items make budgeting easier and project tracking cleaner. No need to count every inch—just confirm the job’s done right.
City Permits: A Line Item You Can’t Overlook
Another important cost to pay attention to during your restoration project is the permit fee. In South Florida, especially in cities like Miami and Fort Lauderdale—building permits are legally required for most structural and exterior work. Whether it’s concrete repairs, stucco replacement, or painting, you’ll need city approval before any major restoration begins.
Permit fees are typically calculated based on the estimated construction value or the square footage of the project. Depending on the size and complexity of the job, these fees can range from a few hundred to several thousand dollars.
On the Bid Sheet, this cost usually appears as a separate line item, not under general conditions. It’s often labeled simply as “Permit Fees” or “City Permits” and should reflect the projected amount needed to comply with local building regulations.
Always double-check that this fee is clearly included in the proposal to avoid unexpected costs later in the process. For accurate and up-to-date information, consult the City of Miami’s official resource below.
Wrapping It Up
Understanding how restoration pricing works puts you in control. When you know what you're looking at in a Bid Sheet—from General Conditions to allowances and lump sum work—you can budget smarter, choose better contractors, and keep your project on track.
At the end of the day, restoration isn’t just about fixing what’s broken. It’s about protecting your building, your investment, and your peace of mind.
And if you ever feel unsure, remember: You don’t have to navigate it alone.
At BRS, we help property managers, condo boards, and building owners evaluate bids, track progress, and ensure you're paying for exactly what’s being delivered.
Have Questions? We’re Here to Help—Free of Charge
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