A report a board can vote on
Every job leaves photographs, the component identified, the cause and a recommendation. A report in that shape turns a disputed repair into a board decision, and it settles who pays at the same time.
Who we work for
Maintenance for condo, HOA and multi-family
Almost every argument in a condo building starts with the same question: whether the thing that failed is the association responsibility or the unit owner one.
Association work runs on two things a normal commercial job does not have. The repair boundary is set by documents rather than by common sense, and the money usually needs a board decision before anyone can proceed.
The practical answer to both is information. A report that identifies the component that failed, where it sits relative to the boundary, and what caused it will settle more disputes than any amount of argument, and it gives a board something it can actually vote on.
What we get called for
- Lobby, corridor and stairwell door hardware and closers
- Common area rekeying and master key systems across a building
- Gate, garage and pedestrian access control
- Broken glass in lobbies, common areas and balconies
- Corridor, stairwell and garage relamping
- Exit and emergency lighting testing across floors
- Painting and sealing of common areas and exposed elevations
- Drywall, tile and making good after a leak or a move-in
- Pool area, mailroom and amenity space repairs
How the work splits
What we do ourselves on a condo and HOA, and what we bring a licence in for.
Florida requires a licensed contractor for electrical, plumbing, HVAC and refrigeration at any job size, and for anything needing a permit in any trade. Everything else we perform with our own employees.
Performed by our technicians
- All door hardware, including corridor and stairwell fire doors
- Locks, master key systems, key registers and gate keypads
- Glass repair, re-glazing and emergency board-up
- Drywall, tile, trim and carpentry in common areas
- Painting, caulking and sealing
- Relamping, fixture mounting and exit light testing
Coordinated through licensed contractors
- Electrical, including corridor circuits and anything touching wiring
- Plumbing, including risers, stacks and common supply lines
- HVAC serving common areas and amenity spaces
- Structural, roofing, and any work requiring a permit
Why TrionX
How we approach condo and HOA work.
The boundary gets respected
We scope what failed and where it sits, and we say so plainly rather than quoting whatever is easiest to invoice. Where a fault crosses from common element into a unit, the report says that too.
One vendor across a whole building
Doors, locks, glass, paint, drywall and lighting are all in-house, which on a building with recurring common area work means one relationship and one record instead of six.
Common questions
Condo and HOA in Miami: questions we get asked
Who pays for a repair in a condo building, the association or the owner?
The governing documents decide it, usually by splitting responsibility at a defined point in each system between common elements and the unit interior. Disputes are rarely about the wording. They come from nobody knowing exactly what failed, where it sits, and what caused it.
Can you work with a board approval process?
Yes. We survey, scope and quote in writing so a board has something specific to approve, and we hold the quote rather than repricing once the meeting has happened. For emergency work that cannot wait for a meeting, we document the condition and the decision made at the time.
Do you handle structural or milestone inspection work?
No. Structural work requires a licensed contractor in Florida, and inspections of that kind belong to a licensed engineer or architect. We coordinate the trades where that is appropriate and we carry out the repairs that need no licence, such as doors, locks, glass, finishes and making good.
Can you rekey common areas without disturbing residents?
Yes, and it is normal work for us. Common area cylinders, mailrooms, amenity doors, roof access, risers and gates are rekeyed against a written register. Resident unit doors are the owner responsibility unless the association documents say otherwise, and we confirm that before touching one.
Do you carry insurance the association can put on file?
TrionX carries general liability and workers compensation covering the work its own technicians perform, and we lodge the certificate with management before attending. Coordinated trades are carried out by licensed contractors carrying their own insurance, and we check the licence and certificate before they attend.
Further reading
Field notes worth reading.
Written for the people who have to make the call. More in our insights, and the vocabulary in the glossary.
Coverage
Condo and HOA across Miami-Dade.
We cover the whole county. These are the commercial submarkets we work in most often.
This trade on condo and hoa property
Other property we maintain
Something a board can actually approve
We survey, scope and quote in writing, with photographs and the cause identified, so a repair stops being a disagreement and becomes a decision. Doors, locks, glass and finishes are our own technicians. Licensed contractors take the rest.