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Miami — Tier-1 Pillar

Miami Condo Gut Renovation — Association Review, SB 4-D, Stack Work

Miami condo gut reality. Condo association architectural review, SB 4-D milestone clearance, Florida CILB contractor, plumbing stack work, impact slider if touched. $150K-$500K typical.

~1 min read·Updated 2026-04-23

Miami-Dade has 900+ condo associations. Each has its own architectural review committee, its own insurance COI thresholds, its own working-hour restrictions. On top of that, Florida SB 4-D (2022) mandates milestone inspections on every condo building 3+ stories — if your building hasn't completed or has failed its milestone, Miami-Dade won't issue your unit permit until structural remediation closes.

AskBaily matches your Miami condo gut to one Florida CILB-licensed contractor who has navigated specific associations (Four Seasons Residences, Porsche Design Tower, Jade Residences, 1 Hotel Residences, Continuum, Faena) and knows which buildings have clean milestone records.

What a Miami condo gut involves

  • Association ARC — 4-12 weeks depending on building.
  • SB 4-D milestone status check — confirm current before filing.
  • Miami-Dade (or city) permit via iBuild or local portal.
  • Florida-licensed contractor — CGC or CRC class.
  • HVHZ products for any slider or window touched.
  • Insurance COIs — typically $2M GL + workers' comp + umbrella per association.

Frequently asked questions

Can I renovate my Miami condo if the building failed SB 4-D milestone? No — county permits are blocked until structural remediation closes. Reserves must be fully funded.

What is a typical condo association ARC review? Flooring type (usually stone or tile only above ground floor), cabinet color, lighting, impact-slider model, sound attenuation, working hours (typically 8am-5pm weekdays, no weekends in most buildings), elevator scheduling, construction-staging rules.

How much does a Miami condo gut cost? Mid-tier Brickell 2BR: $150K-$320K. High-end Miami Beach oceanfront: $350K-$900K. Ultra-luxury Fisher Island: $500K-$2M+.

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Who is Baily?

Baily is named after Francis Baily — an English stockbroker who retired at 51, became an astronomer, and in 1836 described something on the edge of a solar eclipse that nobody had properly articulated before: a string of bright beads of sunlight breaking through the valleys along the moon’s rim.

He wasn’t the first to see them. Edmond Halley saw them in 1715 and barely noticed. Baily’s contribution was clarity — describing exactly what was happening, in plain language, so vividly that the whole field of astronomy paid attention. The phenomenon is still called Baily’s beads.

That’s what we wanted our AI to do. Every inbound call and text has signal in it — a homeowner’s real question, a timeline, a budget, a hesitation that means “yes but.” Baily listens to every one, 24/7, and finds the beads of light.

Baily was a businessman before he was a scientist. That’s our vibe too.

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