We were selected as the general contractors for the residential rehabilitation of this townhome in Cutler Bay. This R.E.O. property was acquired with existing building violations, code compliance violations and with over half of the copper conduits vandalized.
Violations, Vandalism & Rehab Issues
The building violations were for an Unsafe Structure due to a fire, a Work Without Permit violation for fixing the damage without the proper permits or inspections and a Failure to Maintain Safe Structure due to the vandalism of the electrical, plumbing, HVAC and structural elements. A classic case of how building violations can multiply and become overwhelming.
Neighborhood code compliance violations were issued for roof, front door, fascia and fence in disrepair, along with a violation for overgrown vegetation in the front and rear yard. These are common issues for vacant properties within communities governed by an HOA. The roof was at the end of its life expectancy with two small leaks that were causing further damage to the interior of the property.
Residential Rehabilitation Process
The processes of curing the building violations and HOA violations were the first steps in this residential rehabilitation. During that time, we were able to pull the roof permit in order to replace the old leaking asphalt shingle roof and prevent further damage to the property. The new roof was GAF Royal Sovereign White Shingles, required by the HOA.
Once the master building permit was issued for Fire Damage Repairs, we were able to activate temporary utilities (power & water) in order to continue the rehabilitation process of this townhome.
Proper demolition was conducted of the fire damaged areas required by the city and the existing laminate floors were also removed (per owner’s request) in order to be replaced with modern luxury vinyl plank flooring later in the process. Once the demolition was complete, our electrical, plumbing and HVAC crews went to work on repairing each system to code.
Vandalized Electrical System
The electrical service panel and the majority of the cooper wire circuits had been stolen and needed to be replaced before passing ‘rough’ inspection.
Vandalized Plumbing System
All copper plumbing supply conduits were also stolen for the water heater, kitchen, hallway bathroom and master bathroom. These lines were properly replaced, along with angle stops installed to code and ready for inspection.
Vandalized HVAC System
The HVAC system was missing the condensing unit and the air-handler was completely gutted, requiring full replacement. The new system installed was more energy efficient and included a new air-handler, condensing unit, supply lines, ducts, vents & thermostat.
After all of the ‘rough’ inspections were passed, our drywall crew wrapped the exposed partitions, leaving smooth-finished walls and textured ceilings. Our flooring crew was then able to begin the installation of the luxury vinyl plank and baseboards. Interior carpentry work included new interior doors, closet doors and cabinetry.
New wood kitchen cabinets and bathroom vanities were installed with white quartz countertops, all with shaker cabinet doors. The kitchen was remodeled with modern upgrades to compete with other properties for sale in the area. The upgrades included a full subway tile backsplash, an undermount sink with a pull-out faucet and stainless-steel appliances.
Before & After Photos
Below is a gallery of before and after photos of the different areas of the townhome during the residential rehabilitation process.