Special projects.
A Special Project is a large capital project outside the normal operations of the association: roof replacement, concrete restoration, elevator refurbishing, major plumbing or electrical work. Unlike ordinary repairs, these projects require investigation, planning, oversight, and coordination that the board shouldn't have to carry alone.
Seven categories we manage.
- ·Roof replacement
- ·Concrete restoration
- ·Elevator refurbishing
- ·Window replacement
- ·Paving
- ·Major plumbing projects
- ·Major electrical projects
If you're not sure whether your project qualifies, it probably does. Ask Royale.
Five phases. Decades of records to back them up.
Most of the work on a special project happens before anyone shows up with a crane. The phases below are how Royale structures that work so the board, owners, and contractors stay aligned.
Investigation and scoping.
Engineering studies, condition assessments, and clarity on the actual scope before anyone signs anything. Half of a successful project is knowing what you're really buying.
Funding and board approval.
Reserve analysis, financing options, special-assessment modeling, and the documentation a board needs to bring the project to owners with confidence.
Competitive bidding.
Multiple qualified bids, structured evaluation criteria, contractor licensing and insurance verification, and a contract that protects the association, not just the contractor.
Construction oversight.
On-site coordination, change-order discipline, vendor accountability, and regular owner communication so the building knows what's happening and when.
Closeout and records.
Final inspections, warranty documentation, lien releases, retainage handling, and a clean record the association can reference five, ten, twenty years later.
Special projects require patience, transparency, and a willingness to do the homework before the work begins. Most of that work happens behind the scenes, which is exactly why having the right management firm in the chair matters.
Have a project in front of you.
If your association is preparing for a capital project, get a written proposal with scope and pricing.