Licensed Florida GC
Bonded & Insured
DOD Armory Credential
U.S. Army Reserve — Arcadia FL
Self-Performed Masonry
No Subcontract on Primary Scope
Structural Engineers On Staff
Licensed & Florida-Registered
Miami-Dade • Broward
48-Hour Assessment
Florida SB 4-D — The Credential Gap
Most Masonry Quotes in Miami-Dade Come From Paint Contractors
South Florida’s salt air, humidity, and thermal cycling attack CMU block, brick mortar joints, and concrete lintels at a rate that surprises building owners who bought their property in a dry climate. By the time spalling is visible on an exterior wall, deterioration inside the joint system or behind the surface is typically well advanced.
The typical response is to call a painting contractor who offers caulk and elastomeric coating. That approach seals moisture in rather than out — accelerating the failure it is meant to stop. Structural masonry repair requires a licensed GC with masons on payroll, the ability to pull a building permit, and a licensed engineer coordinating structural findings.
Florida SB 4-D (2022) expanded the milestone inspection scope to include exterior masonry as a structural element. Buildings at the 25-year coastal or 30-year inland threshold that present masonry findings will need a bonded GC — not a painting subcontractor — to close out the inspection report.
DOD Armory — 9,400 SF Exterior Masonry
BAM holds documented performance on a U.S. Army Reserve armory in Arcadia, FL — exterior brick facade restoration plus interior renovation under federal-grade QC documentation standards. No other South Florida GC bidding HOA masonry carries this credential.
30/25-Year Thresholds (Not 40)
Coastal buildings (within 3 miles of coast) trigger milestone inspection at 25 years. Inland buildings at 30 years. Masonry deficiencies found during inspection require a bonded GC permit to close out — not a caulk application.
150-Day Repair Deadline
All structural masonry repairs identified in a milestone inspection must be completed under permit and closed out within 150 days of the inspection report date. Engage a bonded GC before the inspection report arrives — not after.
Engineer-Stamped Closeout Required
Miami-Dade requires a signed and sealed letter from a licensed professional engineer at recertification closeout. A contractor completion letter — even from a licensed GC — does not satisfy this requirement without the engineer-of-record signature.
Self-Performed Masonry Scope
What BAM Delivers on Every Masonry Project
BAM self-performs the masonry trade scope with licensed masons on payroll. One crew, one bonded GC permit, one engineer of record, one closeout package.
Tuckpointing & Repointing
Removal of deteriorated mortar joints to correct depth, preparation of joint profile, and packing with Type S or Type N mortar matched to substrate and Miami-Dade exposure conditions. Brick and CMU repointing to Florida Building Code specification and engineer review.
Lintel Repair & Replacement
Concrete and masonry lintels over window and door openings are a common point of structural masonry failure in South Florida — rebar corrosion causes cracking and displacement. BAM provides full lintel replacement under permit with engineer-specified section, rebar schedule, and shoring plan.
Brick & CMU Facade Restoration
Full exterior facade assessment, unit replacement, joint repair, and surface preparation. BAM’s DOD armory performance included 9,400 SF of brick facade restoration with federal-grade documentation — the same scope discipline applied to every HOA or condo project.
Parapet Wall Repair
Parapet walls are among the most exposed masonry elements in South Florida and among the first to show deterioration. BAM repairs deteriorated parapet cap, coping joints, and CMU coursing — permitted and coordinated with the engineer of record for buildings in recertification scope.
Spalling Concrete & Block Repair
Removal of spalled concrete or hollow CMU face shells, corrosion treatment and encapsulation of exposed rebar, patching with hydraulic cement or structural repair mortar to engineer specification. Surface is treated and finished to match adjacent substrate.
Engineer-Stamped Closeout
BAM’s licensed structural engineer signs and seals the recertification documentation package for any masonry scope that intersects SB 4-D milestone inspection findings. Submitted to Miami-Dade Building Department and tracked through county acceptance. Final certification letter delivered to the HOA board or property manager at closeout.
Reserve Fund Planning
Masonry Contractor Cost in Miami-Dade
Permitted, structural-grade masonry repair in Miami-Dade varies significantly by scope type, access conditions, and degree of deterioration. The table below reflects BAM’s actual scope pricing — not surface-only patching that will not satisfy Miami-Dade building permit or recertification requirements.
| Scope Type | Cost Range | Notes |
|---|---|---|
| Tuckpointing / repointing | $12–$22/SF | Joint depth, mortar type, and access drive range |
| Lintel replacement | $150–$400/LF | Shoring, demo, rebar, pour, permit; span-dependent |
| Brick / CMU facade restoration | $25–$55/SF | Extent of unit replacement and joint repair scope |
| Parapet wall repair | $35–$80/LF | Cap, coping, CMU coursing, and sealant scope combined |
| Spalling concrete / CMU repair (spot) | $8–$18/SF | Rebar condition and access-dependent |
| Full building masonry restoration | $80K–$600K+ | Phased scope available; BOQ provided for board vote |
All ranges reflect permitted, engineer-coordinated scope in Miami-Dade and Broward. Non-permitted surface repairs will not satisfy Miami-Dade milestone inspection closeout requirements regardless of product or application.
Need a Masonry Scope Before Your Milestone Inspection Deadline?
BAM’s masonry team is on site within 48 hours. Scope, schedule, and line-item budget delivered before your board vote — with phased options for reserve fund planning and occupied buildings.
Request a Masonry Scope AssessmentWhy It Matters
Painting Contractor vs. Bonded GC: What Miami-Dade Structural Masonry Requires
| Requirement | Painting / Coating Contractor | BAM (Bonded GC) |
|---|---|---|
| Can pull structural masonry permit | No | Yes |
| Licensed structural engineer on staff | No | Yes |
| Engineer-stamped closeout documentation | No | Yes |
| Surety bond for structural scope | No | Yes |
| Masons on payroll (self-performed) | No | Yes |
| Miami-Dade recertification closeout accepted | No | Yes |
Property owners who hire painting or caulking contractors for structural masonry findings face a predictable outcome: the county rejects the closeout package, retroactive permits are required, and in some cases non-permitted repairs must be removed and redone under permit. BAM delivers complete structural masonry scope — assessment, permit, trade work, inspection, and engineer-stamped closeout — under one bonded GC contract.
Assessment to Closeout
How BAM Delivers Masonry Restoration for HOA Boards and Developers
48-Hour Field Assessment
BAM’s masonry team is on site within 48 hours. Visual inspection and sounding of all exterior masonry — joints, lintels, parapet, facade, and penetration sealant. Photo-documented field notes and preliminary scope delivered before we leave the site, so the board has something concrete for the next meeting.
Board-Ready Scope Package
Full line-item scope, phased schedule, and budget framed for board presentation and reserve fund planning. Phased options available for buildings where occupied units require sequenced access. If scope intersects an SB 4-D milestone inspection finding, compliance documentation is included for the 150-day window.
Permit Submission
BAM’s licensed structural engineer prepares permit drawings for structural masonry scope. BAM pulls all permits under the GC license. No structural work begins before permits are issued. Miami-Dade permit tracking and required inspection scheduling managed by BAM’s project team.
Self-Performed Masonry Execution
Tuckpointing, repointing, lintel replacement, facade restoration, parapet repair, and spalling remediation executed by BAM’s masons — not subcontracted out. Phase sequence and resident communication schedule provided to the board before mobilization, consistent with our DOD project management standards.
Engineer-Stamped County Closeout
BAM’s licensed structural engineer signs and seals the recertification documentation package for all structural masonry findings. BAM submits to Miami-Dade Building Department and tracks through county acceptance. The final certification letter is delivered to the board at project closeout — the one your association attorney needs on file and your reserve auditor needs to see.
Common Questions
Masonry Contractor Miami-Dade — FAQ
Do I need a permit to repair masonry on a condo building in Miami-Dade?
Yes. Any structural masonry repair — including lintel replacement, CMU patching that involves rebar, or repointing classified as structural under the Florida Building Code — requires a building permit pulled by a licensed GC. Surface-only caulk or coating does not require a permit, but it also does not satisfy a structural finding from a milestone inspection report.
Can a painting contractor close out a masonry finding on a 30-year inspection report?
No. A painting or coating contractor cannot pull a structural repair permit and cannot provide an engineer-stamped closeout package. Miami-Dade Building Department requires permit issuance, inspection sign-off, and an engineer-of-record letter for any structural masonry finding identified in a milestone inspection. A contractor completion letter without the engineer stamp will be rejected.
What is the difference between tuckpointing and repointing?
Tuckpointing traditionally involves applying two-tone mortars to create the visual appearance of fine joints — it is more commonly used on historic brick. Repointing is the removal of deteriorated mortar to a defined depth and repacking with fresh mortar to restore joint integrity and weather resistance. In South Florida conditions, repointing of CMU and brick is more common; the terms are often used interchangeably in contractor proposals. Ask specifically about depth of removal and mortar specification.
How does BAM’s DOD armory credential apply to HOA masonry projects?
The U.S. Army Reserve armory project required federal-grade QC documentation, third-party inspection coordination, and an engineer-of-record closeout package accepted by a federal contracting officer. The same documentation discipline — field reports, photo logs, material certifications, inspection coordination, and engineer-stamped closeout — is applied on every BAM project regardless of size. For HOA boards that need a complete paper trail for their reserve study, their association attorney, and their insurance carrier, that discipline has direct value.
How quickly can BAM mobilize on a masonry project in Miami-Dade?
BAM’s masonry team is on site within 48 hours for initial assessment. For permitted scope, mobilization follows permit issuance — typically 2–4 weeks from permit application submission in Miami-Dade. For projects with active milestone inspection deadlines, BAM can provide a signed GC contract and permit application in parallel with board vote to minimize timeline compression between inspection report delivery and the 150-day repair deadline.
One Contract. One Engineer. One Closeout Package.
BAM Construction delivers permitted, structural-grade masonry restoration for HOA boards, condo associations, and developers across Miami-Dade and Broward County. Masons on payroll. DOD armory credential. Engineer-stamped closeout delivered to county on your behalf.
Miami-Dade & Broward County • On Site Within 48 Hours • Licensed, Bonded & Insured