Hire a contractor who also reads the market
Remodeling, renovation and new residential construction in Lake Mary and across Central Florida from a Certified Residential Building Contractor who is also a licensed Realtor. Two ways of looking at a property, in one conversation.
Certified Residential Building Contractor CRC1335654
The contractor difference
More than a contractor. A property perspective as well as a build one.
Most construction decisions are made without anyone in the room asking what they do to the property's value, how they read to a future buyer, or whether the money would return more somewhere else in the house. Most property decisions are made without anyone asking what the work would actually take.
Holding both licences means both questions get asked in the same conversation. That does not make a renovation cheaper. It makes the plan better informed — about the structure, and about the market the house sits in.
Licensed and verifiable
Certified Residential Building Contractor
Issued by the Florida Construction Industry Licensing Board and verifiable against the DBPR licence register. Held alongside an active Florida real estate licence — the combination this page exists to offer.
- Contractor licence
- CRC1335654
- Real estate licence
- SL3327932
What we do
Residential construction and remodeling
Work a residential building contractor licence covers, on homes in Central Florida.
Residential remodeling
Kitchens, bathrooms, layout changes and whole-home renovation, planned around how the space is actually used.
- Scope and sequence before anything is demolished
- What is structural, and what only looks structural
- Where the budget returns most, and where it does not
Renovation guidance
For an owner deciding what to do next, or a buyer working out what a house would need.
- What the condition actually indicates
- The order work should happen in
- What is worth doing before a sale, and what is not
Construction consulting
A construction reading of plans, specifications and proposals, in plain language.
- Plans and specifications explained
- Materials and finishes, and what they cost later
- Questions worth putting to a builder before signing
New construction
Building new, or buying new from a builder — with someone who can read the build while it is still open.
- Site and lot considerations
- Pre-drywall, when everything is still visible
- Selections that hold value and selections that do not
Project coordination
Keeping a residential project moving through its stages, with one person accountable for the sequence.
- Stage-by-stage sequencing
- Coordination between trades
- Where a schedule usually slips, and why
Transform the home you already have
A remodel is rarely a question of taste alone. It is a question of what the house will allow, what it will cost to make it allow more, and whether the result is worth what it takes to get there.
The useful conversation starts before any of that: what is not working now, what you want the room to do, and what the structure and the systems will actually support. The finishes are the easy part and they come last.
The finishes are the easy part. They come last, and they are the part that matters least to whether the room works.
Vision. Plan. Build. Finished space.
Most of what determines whether a project works is settled before anyone picks up a tool — in what the structure allows, in the order the work happens, and in the questions asked at the start.
Building new? Start with the right perspective.
New construction is a series of decisions made months before anyone lives with them — the lot, the plan, what is behind the walls, and which selections are worth paying for now because they are expensive or impossible to add later.
The most valuable moment is pre-drywall, when the framing, the rough-in plumbing, the electrical and the mechanical are all still visible. After drywall, everything is a guess. Being there at that point, with someone who reads a build for a living, is the difference this licence makes.
How it works
From first conversation to finished space
Five stages. The first one is free and the most important.
Discuss
What the property is, what you want it to be, and what is prompting the change. No drawings needed.
Evaluate
A look at what the structure and the systems will support, and at what the work would actually involve.
Plan
Scope, sequence and priorities — including what to leave out, which is usually the more useful half.
Coordinate
The project moves through its stages with one person accountable for the order things happen in.
Complete
Through to the finished space, with the final walkthrough treated as a real list rather than a formality.
Where we work
Residential construction in Central Florida
This climate is hard on houses. Drainage around a slab, flashing details, how the envelope is sealed and whether the mechanical system is sized for the humidity matter more here than they do almost anywhere else — an air conditioner that is undersized in Florida is not an inconvenience, it is a moisture problem that becomes a mould problem.
Work is taken across Seminole County and the surrounding Central Florida market. If a project is outside that, it is better to say so than to take it.
Service areas
Residential contractor services in Lake Mary
Lake Mary is the home market, and most of the housing stock here was built between the late eighties and the mid two-thousands. That means the remodeling conversations are consistent: kitchens and primary bathrooms that were laid out for how people lived thirty years ago, closed floor plans, and original mechanical systems reaching the end of their lives.
It also means the value questions are consistent, which is where the second licence earns its place — knowing what a particular street will and will not return on a given piece of work.
Common questions
Questions homeowners ask
Residential remodeling and renovation, new residential construction, construction consulting and project coordination — the work a Florida Certified Residential Building Contractor licence covers. Specialty trades such as electrical, plumbing and HVAC are performed by the appropriately licensed trades on any project.
Questions people ask before they hire
Longer answers to the ones that come up in every first conversation — deposits, permits, timelines and what actually fails.
- What do I check before buying a lot to build on?Before you close, not after: zoning and the real setbacks, utilities at the street against well and septic, the soil, and the flood zone. Order a boundary survey, a topographic survey and a soil boring, and keep a due diligence period in the contract.
- What's a realistic per-square-foot build cost right now?Per square foot is the most abused number in building. Ask instead for a line-item budget with the allowances called out, and site costs separated entirely — fill, clearing, septic and long driveways are site-specific and belong nowhere near a per-foot figure.
- What should I put on my 11-month warranty list?Walk it like an inspector and submit in writing before month eleven, not month twelve. Expect drywall cracks at door and window corners, nail pops, doors that no longer latch, grout and caulk failures, settled grading and any window that leaks in driving rain.
- Block vs wood frame in Florida - does it matter?Both are code-legal and both work. Block is the Florida default for the first floor — better in wind, no termite food, generally better insurance treatment. Frame is faster, cheaper, easier to insulate and far easier to renovate later.
- Any new communities near Sanford with sane HOA fees?There are a few, and the number to compare is not the monthly HOA fee but what it covers and whether a CDD sits on top. A $60 monthly HOA with a large annual CDD assessment on the tax bill is not a cheap community.
- How much can you actually change a builder's floor plan?With a production builder, almost nothing structural — the options list is the options list. With a semi-custom builder or one working on your lot, you can usually move non-bearing walls and extend the footprint. Changes on paper are cheap; changes after the slab is poured are brutal.
- Which renovations actually need a permit?It varies by jurisdiction, but the general shape is: structural work, most electrical, new or relocated plumbing, HVAC changeouts, roofing, window and door replacement, decks over a certain height, larger sheds, pools and fences. Paint, flooring and like-for-like cabinets usually do not.
- Architect first, or go straight to a design-build firm?Hire an architect separately when the design is the hard part — a difficult site, a heavily custom house, historic review, or when you want competitive bids from one set of drawings. Go design-build when the construction is the hard part, which covers most additions and whole-house remodels.
- Contractor wants 50% upfront - is that normal?No. A large deposit is the clearest warning sign in residential construction. Normal is a modest mobilisation deposit, often around ten per cent or capped at a materials figure, then draws tied to completed and inspected milestones.
- How do I check a contractor is legit?Four checks, about twenty minutes: look the licence up on the state board site yourself, call the insurance agent named on the certificate, search the county clerk for liens and suits, and ask for two addresses of jobs finished more than two years ago.
Let's talk about what you're building.
A remodel, a renovation, a new build, or a property you are trying to work out. The first conversation costs nothing and usually saves more than it takes.