What we build · Mid-Rise Concrete
Concrete — Slower Per Floor, Faster Overall
Cast-in-place or precast concrete throughout. More expensive per square foot than wood and often the right answer anyway — particularly near the water.
Bring the site, the unit count and the drawings at whatever stage. You get a range, the drivers, and an honest read on the pro forma.
Self-perform
Dewatering, SOE and deep foundations in house
Licensed
General contractor, licensed in the state of Florida
GMP
Open book, with the contingency visible to you
Draws
Documentation your lender can actually process
Cycle time is the whole game
On a concrete building the floor cycle governs everything. A crew turning a floor every six days instead of every nine changes the completion date by months on a tall building, and that difference is far more valuable than most of the savings anyone finds in the specification.
Cycle time also compounds with financing. A building that takes four months longer carries four more months of interest on the whole construction loan, and on a mid-rise that figure is frequently larger than the difference between the structural options being compared.
What decides the cost
- Floor cycle time, which dominates the schedule and therefore the carry.
- Formwork strategy and how repetitive the plate is.
- Coastal durability requirements — cover, mix design, reinforcement protection.
- Crane strategy and site logistics on a tight urban parcel.
- Post-tensioned versus conventional, which changes both cost and cycle.
Designing the plate for repetition
Every floor that differs from the one below costs cycle time: new formwork arrangements, new setting out, new coordination. A plate that repeats lets the crew develop a rhythm, and the cycle shortens as they do.
Architectural variation between floors is a legitimate design choice and it is not free. Pricing two or three levels of variation against the schedule they cost makes it an informed decision rather than an assumption.
How we handle it
- 01Plan the cycle and the formwork strategy before mobilizing.
- 02Design the plate for repetition where the architecture allows.
- 03Specify for the marine environment where the site demands it.
- 04Coordinate crane and logistics on constrained sites.
- 05Sequence MEP to follow the cycle rather than fight it.
Concrete is frequently the right answer within a few miles of the coast even where wood is permitted, because a wood building in salt air has a maintenance profile that shows up in your operating costs from year eight onward. That belongs in the model, not just in the construction budget.
Said plainly
Where we stop
If the plate changes floor to floor for architectural reasons, the cycle collapses and so does the cost advantage of building tall. We will show you what that variation actually costs before it is locked in.
FAQ
Common questions
- Is concrete worth the premium?
- Near the coast, frequently yes once maintenance over the hold period is in the model.
- What drives the schedule?
- Floor cycle time, more than anything else.
- Does the plate need to repeat?
- The more it repeats, the faster and cheaper it is. Architectural variation between floors is expensive.
- Post-tensioned or conventional?
- Depends on spans and cycle goals. It is a preconstruction decision with real cost consequences.
The terms
GMP & Contract Structure
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Lender Draws
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Contingency
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Schedule Risk
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Material Escalation
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Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.