What we build · Wrap & Texas Donut
Wrapping a Garage
Residential wrapped around a freestanding parking structure. More density than garden without the cost of building over the parking.
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
The interface is where these go wrong
The garage and the residential are two different structural systems that have to meet cleanly at every level — for circulation, fire separation, waterproofing and acoustics. That interface is detailed loosely more often than it should be, and it is where the callbacks concentrate.
The garage also has to work as a piece of architecture from outside, because on a wrap it is visible at the entry and frequently from a street elevation. A structure designed purely as parking and then wrapped tends to announce itself exactly where the scheme wants to look residential.
What matters most
- The garage-to-residential interface at every level.
- Fire separation between the two structures.
- Acoustic separation, since cars and bedrooms share a wall.
- Waterproofing where an open garage meets conditioned space.
- Circulation, which decides whether residents accept the parking.
Detailing the interface
The garage and the residential structure move independently, are built by different trades to different tolerances, and meet at every level. Fire separation, acoustic separation, waterproofing and the walking route all have to be resolved at that junction.
It is the detail most often left to be worked out on site, and it is where the callbacks concentrate. Designing it properly is not expensive; discovering it during construction is.
How we handle it
- 01Detail the interface properly at design, not on site.
- 02Coordinate the two structural systems and their tolerances.
- 03Fire and acoustic separation designed rather than assumed.
- 04Waterproof the transition, which is a real detail not a sealant line.
- 05Sequence the garage and the wrap to keep both crews productive.
Acoustics between garage and units is the resident complaint that generates the most turnover in this typology. It is cheap to solve at design and effectively impossible to fix afterwards, and it directly affects your renewals.
Said plainly
Where we stop
On a tight or irregular site, wrap frequently does not fit, and forcing it produces bad units on the awkward corners. We will say so at the test-fit stage.
FAQ
Common questions
- Is wrap cheaper than podium?
- Generally yes — the parking structure stands on its own rather than carrying residential above it.
- What is the biggest risk?
- The interface between garage and residential: fire, acoustics and waterproofing.
- Do residents accept it?
- Where circulation is designed well. Where it is not, it shows up in renewals.
- Does it work on a small site?
- Often not. Irregular sites produce bad units at the corners.
The terms
GMP & Contract Structure
gmp contract multifamily construction
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Lender Draws
construction draw package lender multifamily
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Contingency
construction contingency multifamily how much
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Schedule Risk
multifamily construction schedule delay florida
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Material Escalation
material escalation clause construction contract
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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.