Condo Remediation and SB 4-D Compliance in Ruskin

Sun City Center has one of the largest concentrations of condominium buildings in South Hillsborough County, and many were built during the community's rapid growth in the 1970s through 1990s. Buildings three stories or taller that are 30 years old or older must complete milestone structural inspections. Because Sun City Center is more than three miles from the coast, the 30-year threshold applies rather than the stricter 25-year coastal requirement. However, many Sun City Center buildings have already passed this age, making compliance urgent. FCS helps associations navigate the inspection, engineering assessment, and remediation process from our Ruskin headquarters just minutes away.

Many Apollo Beach properties fall within the three-mile coastal zone defined by SB 4-D, which triggers the 25-year milestone inspection requirement rather than the 30-year inland standard. Properties in Bahia Beach, Little Harbor, and along the Apollo Beach waterfront should verify their coastal zone status. The coastal location also means Apollo Beach condos face accelerated deterioration from salt air exposure, often resulting in more extensive remediation needs when inspections are completed. FCS has direct experience with coastal construction requirements for Tampa Bay waterfront properties.

Our Ruskin headquarters at 822 Bayview Dr means your condo association gets faster response times than any other licensed general contractor in the region. We can have an engineer on-site within 24 to 48 hours for urgent situations. Our proximity means lower mobilization costs, consistent superintendent oversight with daily site visits, and genuine accountability as your neighbors. For Sun City Center associations, we are literally minutes away. This local presence translates to smoother projects, faster issue resolution, and a contractor genuinely invested in the community.

Sun City Center's inland buildings commonly show concrete carbonation, rebar corrosion from humidity exposure, waterproofing breakdown on balconies and walkways, and roof system failures on older buildings. Apollo Beach and waterfront properties face accelerated salt-induced corrosion, more severe concrete spalling, and chloride contamination of reinforcing steel due to the Tampa Bay marine environment. Throughout the area, parking structures show expansion joint failures and traffic surface deterioration. FCS has addressed every common failure mode found in South Hillsborough building stock.

We have decades of experience working with Sun City Center's 55-plus community associations and understand the unique dynamics. Our approach emphasizes clear communication with residents who may be directly impacted by construction disruption, sensitivity to fixed-income budgeting when structuring special assessments, phased project approaches that minimize disruption to daily life, and accessibility considerations during active construction. We present information clearly at board meetings and offer flexible phasing options that have worked well for similar retirement community associations.

Costs vary significantly based on building size, condition, and deficiency severity. Milestone inspections typically run three thousand to fifteen thousand dollars for Phase 1, with Phase 2 adding fifteen thousand to seventy-five thousand or more if triggered. SIRS studies range from five thousand to thirty thousand dollars. Remediation construction depends on findings: concrete restoration runs fifteen to fifty dollars per square foot, balcony reconstruction three hundred to six hundred per square foot, and comprehensive rehabilitation fifty to one hundred fifty per square foot of affected area. FCS provides detailed estimates after engineering assessment.