Retail & restaurant
Storefront and pad-building exteriors where customer access has to stay clean and the schedule cannot run into peak hours. Night crews work from 6pm close to 2am reopen.
SV-04 · Commercial & multifamily
Buildings that
Buildings that
stay open.
Exterior cladding, facade restoration, and full-envelope work on retail, hospitality, multifamily, and light industrial buildings across the Charlotte metro. Off-hours crews. Phased scheduling. Single point of contact for the property manager.
Off-hours crews◆
Phased scheduling◆
Bonded over $500k◆
Single point of contact◆
Off-hours crews◆
Phased scheduling◆
Bonded over $500k◆
Single point of contact◆
- Project minimum
- $45,000For commercial and multifamily scope. Smaller work is handled under our residential siding repair service.
- Off-hours
- 6pm – 2amNight crews available on retail and hospitality projects. No tenant disruption during business hours.
- Bonding
- $500,000Single-project bonding capacity. Aggregation and additional bonding on request.
- Safety record
- 0 lost-timeNo recordable lost-time incidents on commercial projects since 2018.
SECTION 01 / SECTORS WE SERVE
Buildings we work on.
Each sector has a different constraint — retail has customer flow, multifamily has tenants in place, hospitality has guests. The common thread is that the building cannot shut down for the work.
Multifamily
Apartment communities, townhome clusters, and mixed-use residential buildings. Phased unit-by-unit so no more than two units are open at once and every unit is sealed before dark.
Hospitality
Hotels, motels, and short-term rental buildings. Guest-facing scheduling coordinated with the front desk, common-area work done in low-occupancy windows, facade sections completed in logical phases.
Light industrial
Warehouse, distribution, and light manufacturing buildings. Long runs of metal panel and standing seam, dock-door flashings, and loading-bay envelope work done without blocking truck access.
Office & medical
Low- and mid-rise office buildings plus medical office and outpatient facilities. Work scheduled around tenant business hours, with noise-restricted windows on clinical days.
Civic & institutional
Municipal buildings, schools, and churches. Public-sector bidding experience, prevailing-wage documentation, and coordination with facility managers on access and safety requirements.
SECTION 02 / OFF-HOURS OPERATION
The building opens at 9. It is ready.
Most commercial exterior work is scheduled for the window between close and open — 6pm to 2am, in most retail and hospitality cases. The site is cleaned, sealed, and secure before the first employee arrives in the morning.
Request an off-hours bid- 5:30 PM Crew arrives, stages materials behind screening, briefs with property manager on any overnight restrictions.
- 6:00 PM Work begins as the last customers or tenants leave. Public walkways rerouted with signage and lighting.
- 10:00 PM Mid-shift photo update to property manager. Any unforeseen condition flagged before it becomes a change order.
- 1:00 AM Work stops, wall closed, temporary weather protection verified. Site swept and every tool accounted for.
- 1:45 AM Final walk with the property manager or the on-call security contact. Sign-off in writing before the crew leaves.
SECTION 03 / COMMERCIAL PROCESS
Five stages.
Commercial projects run through a structured bid and phasing process. No step is skipped for speed.
Site survey
Full-envelope inspection with elevation-by-elevation photographs, moisture readings, and condition report.
1–3 daysBid & scope
Line-item proposal in AIA-compatible format, with alternates for different material grades and phasing options.
5 daysPhasing plan
Written schedule coordinated with the property manager, tenant notices prepared, access and parking plan signed off.
5–10 daysExecution
Work runs in the agreed phases. Daily photo updates, weekly written progress reports, change orders only in writing.
Per scheduleClose-out
Final walkthrough, punch list closed, O&M documentation and warranty issued for the whole building.
2 days-
01
Certificate of insurance
$2M general liability, $1M auto, workers' comp, and umbrella. COI issued to the property owner and manager as additional insured within one business day of request.
-
02
Site-specific safety plan
Written safety plan covering fall protection, public protection, equipment use, and emergency procedures — specific to your property and phasing plan.
-
03
OSHA 30 supervisors
Every crew supervisor holds OSHA 30 certification. Field workers hold OSHA 10. Weekly toolbox talks documented and filed.
-
04
Public protection
Netting, signage, and rerouting at any elevation above occupied public space. Walkways remain covered and lit for pedestrian use throughout the project.
-
05
Prevailing wage documentation
Certified payroll and prevailing-wage compliance for public-sector projects. Documentation submitted with each progress billing.
-
06
Background-checked crews
All personnel on site have passed a background check. Required on multifamily, hospitality, and medical properties.
SECTION 05 / PRICING APPROACH
How commercial pricing works.
Commercial projects are bid as a whole rather than quoted per square foot. The numbers below show the components that make up a typical bid.
Bid component
Unit
Typical range
Notes
Site survey & documentationFull-envelope inspection with condition report
lump sum
$850 – $2,400
Credited to bid
Tear-off & disposalExisting cladding removal and haul-off
per sq ft
$1.20 – $2.10
Per wall area
Substrate & framing repairSheathing, studs, and flashings where compromised
per sq ft
$6.80 – $14.20
Change order
Cladding installationFiber cement, metal panel, or engineered wood
per sq ft
$11.20 – $22.40
Materials + labor
Off-hours labor premiumNight and weekend crews
% of labor
+18% – 32%
When required
Project supervisionDedicated superintendent on projects over $150k
per week
$1,400 – $2,200
Full-time
BondingPerformance and payment bond where required
% of contract
1.5% – 3.2%
If required
Permits & inspectionsCounty and municipal permit fees and inspection costs
pass-through
at cost
Where required
All commercial bids include a written scope of work, a phasing schedule, and a list of exclusions. Change orders are issued in writing before the additional work begins — never billed retroactively. Progress billings follow the AIA G702/G703 format when the owner or lender requires it.
SECTION 07 / FAQ
Commercial questions.
Q-01What size projects do you take on?
Commercial projects typically start around $45,000 in scope. That covers a single pad-building reclad, a small multifamily elevation, or a targeted restoration on a commercial property. For smaller work — a few panels, one elevation — we handle it under our residential siding repair service.
Q-02Can you work around tenant occupancy?
Yes, and it is the standard condition on almost every commercial job we run. We phase the work so that no more than two units are open at a time on multifamily, and every unit is closed and weather-tight before end of shift. On retail and hospitality, we work the off-hours window and clean up before open.
Q-03Are you bonded and insured for commercial work?
Yes. $2M general liability, $1M auto, workers' comp, and umbrella. Single-project bonding capacity of $500,000; larger projects can be bonded with additional lead time. COI issued to the owner, manager, or lender as additional insured within one business day of request.
Q-04Do you bid public-sector projects?
Yes. We have completed municipal and school district work and are familiar with public bidding requirements, prevailing wage documentation, and certified payroll reporting. Registered as a vendor with several local jurisdictions in Mecklenburg, Union, and Cabarrus counties.
Q-05Can you coordinate with other trades on site?
Yes. On larger projects we coordinate with roofing, window, mechanical, and electrical contractors as the general contractor or as one trade among several. We attend weekly coordination meetings and provide our own schedule updates in the format the general contractor requires.
Q-06What does an off-hours premium cost?
Off-hours labor runs 18% to 32% above standard day-rate, depending on the shift window, the crew size, and whether the work is on a weekend or a holiday. That premium is listed as a separate line in the bid — not buried in the labor rate.
Q-07How long does a commercial project take?
A single pad-building reclad typically runs three to five weeks. A 20-unit apartment building runs eight to fourteen weeks when phased around tenants. Larger envelope restorations on mid-rise buildings run twelve to twenty-four weeks depending on scope and access.
SECTION 08 / NEXT STEP
Send us the property.
We start with a site survey, an elevation-by-elevation condition report, and a written bid in the format your ownership or lender requires. No charge for the survey on projects above the minimum scope.