Building Restoration
Restoration of established South Florida residences requiring structural, envelope, or systems renewal.
Building restoration work at SSC addresses the structural shells, envelopes, and core systems of established Palm Beach County residences. Three decades of continuous contractor experience in South Florida's coastal environment means the firm understands what fails first in this climate — wood framing in flood zones, stucco systems in salt air, original glazing in hurricane corridors — and how to renew it properly. Restoration projects are led personally by Steven Sellers and engineered to current Florida coastal building standards.
Building restoration work at SSC addresses the structural shells, envelopes, and core systems of established Palm Beach County residences. Three decades of continuous contractor experience in South Florida's coastal environment means the firm understands what fails first in this climate — wood framing in flood zones, stucco systems in salt air, original glazing in hurricane corridors — and how to renew it properly. Restoration projects are led personally by Steven Sellers and engineered to current Florida coastal building standards.
Why Choose Steven Sellers Contracting for Building Restoration
Diagnosis Before Demolition: Every Steven Sellers Contracting restoration begins with controlled invasive inspection — opening walls, lifting flooring, exposing concealed framing — to surface unknown conditions before contracts are finalized. Most contractors quote restoration work blind, then issue change orders when concealed failures emerge. Steven Sellers Contracting surfaces those failures first, then quotes against verified scope.
Era-Specific Failure Mode Knowledge Across Palm Beach County Building Stock: Homes built in the 1960s through the early 2000s each fail in characteristic ways under South Florida's coastal climate — original CBS stucco systems crack differently than 1990s stucco-on-foam, original aluminum single-pane glazing performs differently than 1980s storm-rated openings, original electrical service capacity is materially different from current load requirements. Three decades of continuous Palm Beach County operation means direct working knowledge of every era and every failure pattern.
FEMA Substantial-Improvement Compliance Pathway: Restoration projects that exceed 50% of the residence's pre-restoration market value trigger FEMA substantial-improvement requirements — including base flood elevation compliance, elevation certificate filing, and structural modifications that most contractors are unprepared to execute. Steven Sellers Contracting handles the full FEMA pathway in-house, protecting the homeowner's insurability and resale position.
Original Architectural Detail Preservation Protocol: Restoration scope routinely involves original millwork, ironwork, tile, stone, and architectural features worth preserving — not stripping. Documented identification and protection protocol on every project keeps original detail intact through demolition, structural work, and finish reinstallation.
Three Decades of Continuous Operation Under One License Number: Steven Sellers Contracting, Inc. has restored established residences across Palm Beach County under Florida Certified General Contractor License CGC057260 since 1994 — the same license, the same principal, and the same firm name for over 32 years.
What's Included in a Building Restoration
Pre-contract invasive assessment: Controlled exposure of concealed framing, roof structure, sheathing, original electrical and plumbing systems to identify unknown failure conditions before scope, timeline, and budget are finalized.
Mold, moisture, and environmental remediation coordination: Identification and proper handling of mold, asbestos in pre-1980s residences, lead paint where applicable, and other environmental conditions discovered during invasive assessment — coordinated with appropriately licensed environmental contractors.
Architectural and structural engineering documentation: Direct coordination with Palm Beach County licensed architects and structural engineers to produce restoration drawings, structural calculations, HVHZ re-engineering documentation, and FEMA substantial-improvement filings where required.
Municipal permitting across multiple jurisdictions: Full handling of permitting through the City of Boca Raton, City of Delray Beach, Town of Highland Beach, Town of Gulf Stream, Town of Manalapan, or Palm Beach County depending on residence location — each jurisdiction with its own review process and inspection cycle.
Structural restoration scope: Foundation repair or stabilization, framing replacement or reinforcement, roof structure renewal, structural connection upgrades, and load path reinforcement executed to current Florida Building Code.
Envelope restoration scope: Roof replacement, stucco system renewal, impact-rated window and door installation, waterproofing membrane restoration, and exterior detail renewal calibrated to the residence's original architectural language.
Systems modernization scope: Electrical service upgrades to current capacity, plumbing replacement, HVAC modernization with proper coastal equipment specification, and gas line renewal where applicable.
Original detail preservation and reinstallation: Documented protection of original millwork, ironwork, tile, stone, fixtures, and architectural features through every phase of demolition and reconstruction.
The Building Restoration Process
Pre-contract invasive inspection: Before any restoration contract is signed, Steven and his team open walls, lift flooring, expose framing connections, and inspect concealed systems on the actual residence — surfacing unknown failures while the homeowner can still adjust scope, timeline, and budget on the front end.
Condition documentation and restoration scoping: Photographic and written documentation of every concealed failure discovered during invasive inspection, paired with engineering review to separate cosmetic-only work from structural-required work.
Engineering and architectural development: Collaboration with established Palm Beach County structural engineers and residential architects to produce restoration drawings, recalculations, and FEMA documentation aligned to the verified scope.
Permitting and pre-construction phase: Submission and management of building permit applications through the applicable municipality, HOA review where required, and pre-construction inspection scheduling — typically 8–14 weeks depending on jurisdiction and restoration complexity.
Selective demolition and protection phase: Controlled removal of failed materials with full protection of preserved architectural details, original ironwork, tile, stone, and any features identified during scoping as worth retaining.
Structural, envelope, and systems reconstruction phase: Foundation, framing, roof structure, stucco, impact-rated openings, waterproofing, electrical, plumbing, and HVAC work executed sequentially with all required Palm Beach County inspections at each milestone.
Original detail reinstallation and finish restoration phase: Reinstallation of preserved architectural features, finish work calibrated to the residence's original character, and any specified modernization that maintains design coherence with the original architecture.
Final inspection coordination and post-completion documentation: Walk-through with Palm Beach County inspectors, FEMA elevation certificate filing where applicable, final certificate of occupancy issuance, and personal walkthrough with the homeowner to establish the post-completion warranty relationship.
Building Restoration Scope & Investment Tiers
Envelope and Systems Restoration
Roof, stucco, impact-rated openings, and primary systems modernization with original interior finishes substantially preserved. Targeted scope where structural condition is intact. 6–10 month timeline from permit issuance.
Comprehensive Building Restoration
Full envelope renewal, complete systems modernization, selective structural reinforcement, and interior restoration with original architectural details preserved or properly renewed. Common scope for 1980s–1990s coastal residences. 10–16 month timeline from permit issuance.
Full Structural Restoration with FEMA Substantial-Improvement Compliance
Restoration scope exceeding 50% of pre-restoration market value, triggering FEMA elevation requirements, structural modifications, and historic-detail preservation where applicable. Common scope for 1960s–1970s waterfront residences in Highland Beach, Gulf Stream, and Manalapan. 14–22 month timeline from permit issuance.
Project investment varies by residence age, scope of concealed condition discovery, FEMA compliance triggers, original detail preservation requirements, and Palm Beach County permitting timeline. Initial consultation includes a budget framework specific to the contemplated restoration. Contact Steven Sellers Contracting directly at (561) 441-6557 to schedule a consultation.
Restoration work is the discipline of separating what failed from what's still sound — and that separation cannot be made from a windshield estimate or a photographic survey. Steven Sellers Contracting has restored residences across Palm Beach County's coastal corridor under Florida Certified General Contractor License CGC057260 since 1994 — meaning every restoration the firm undertakes begins with invasive diagnosis, proceeds under verified scope, and concludes with documented compliance against current Florida Building Code, HVHZ provisions, and FEMA requirements where applicable. Whether the project addresses a 1972 Highland Beach waterfront residence requiring full FEMA substantial-improvement compliance, a 1985 East Boca Raton estate needing envelope and systems renewal, or a 1990s Gulf Stream property requiring HVHZ re-engineering of original storm-rated openings, the work is directed personally by Steven Sellers from first invasive inspection through final certificate of occupancy.
Why Choose Steven Sellers Contracting for Building Restoration
Diagnosis Before Demolition: Every Steven Sellers Contracting restoration begins with controlled invasive inspection — opening walls, lifting flooring, exposing concealed framing — to surface unknown conditions before contracts are finalized. Most contractors quote restoration work blind, then issue change orders when concealed failures emerge. Steven Sellers Contracting surfaces those failures first, then quotes against verified scope.
Era-Specific Failure Mode Knowledge Across Palm Beach County Building Stock: Homes built in the 1960s through the early 2000s each fail in characteristic ways under South Florida's coastal climate — original CBS stucco systems crack differently than 1990s stucco-on-foam, original aluminum single-pane glazing performs differently than 1980s storm-rated openings, original electrical service capacity is materially different from current load requirements. Three decades of continuous Palm Beach County operation means direct working knowledge of every era and every failure pattern.
FEMA Substantial-Improvement Compliance Pathway: Restoration projects that exceed 50% of the residence's pre-restoration market value trigger FEMA substantial-improvement requirements — including base flood elevation compliance, elevation certificate filing, and structural modifications that most contractors are unprepared to execute. Steven Sellers Contracting handles the full FEMA pathway in-house, protecting the homeowner's insurability and resale position.
Original Architectural Detail Preservation Protocol: Restoration scope routinely involves original millwork, ironwork, tile, stone, and architectural features worth preserving — not stripping. Documented identification and protection protocol on every project keeps original detail intact through demolition, structural work, and finish reinstallation.
Three Decades of Continuous Operation Under One License Number: Steven Sellers Contracting, Inc. has restored established residences across Palm Beach County under Florida Certified General Contractor License CGC057260 since 1994 — the same license, the same principal, and the same firm name for over 32 years.
What's Included in a Building Restoration
Pre-contract invasive assessment: Controlled exposure of concealed framing, roof structure, sheathing, original electrical and plumbing systems to identify unknown failure conditions before scope, timeline, and budget are finalized.
Mold, moisture, and environmental remediation coordination: Identification and proper handling of mold, asbestos in pre-1980s residences, lead paint where applicable, and other environmental conditions discovered during invasive assessment — coordinated with appropriately licensed environmental contractors.
Architectural and structural engineering documentation: Direct coordination with Palm Beach County licensed architects and structural engineers to produce restoration drawings, structural calculations, HVHZ re-engineering documentation, and FEMA substantial-improvement filings where required.
Municipal permitting across multiple jurisdictions: Full handling of permitting through the City of Boca Raton, City of Delray Beach, Town of Highland Beach, Town of Gulf Stream, Town of Manalapan, or Palm Beach County depending on residence location — each jurisdiction with its own review process and inspection cycle.
Structural restoration scope: Foundation repair or stabilization, framing replacement or reinforcement, roof structure renewal, structural connection upgrades, and load path reinforcement executed to current Florida Building Code.
Envelope restoration scope: Roof replacement, stucco system renewal, impact-rated window and door installation, waterproofing membrane restoration, and exterior detail renewal calibrated to the residence's original architectural language.
Systems modernization scope: Electrical service upgrades to current capacity, plumbing replacement, HVAC modernization with proper coastal equipment specification, and gas line renewal where applicable.
Original detail preservation and reinstallation: Documented protection of original millwork, ironwork, tile, stone, fixtures, and architectural features through every phase of demolition and reconstruction.
The Building Restoration Process
Pre-contract invasive inspection: Before any restoration contract is signed, Steven and his team open walls, lift flooring, expose framing connections, and inspect concealed systems on the actual residence — surfacing unknown failures while the homeowner can still adjust scope, timeline, and budget on the front end.
Condition documentation and restoration scoping: Photographic and written documentation of every concealed failure discovered during invasive inspection, paired with engineering review to separate cosmetic-only work from structural-required work.
Engineering and architectural development: Collaboration with established Palm Beach County structural engineers and residential architects to produce restoration drawings, recalculations, and FEMA documentation aligned to the verified scope.
Permitting and pre-construction phase: Submission and management of building permit applications through the applicable municipality, HOA review where required, and pre-construction inspection scheduling — typically 8–14 weeks depending on jurisdiction and restoration complexity.
Selective demolition and protection phase: Controlled removal of failed materials with full protection of preserved architectural details, original ironwork, tile, stone, and any features identified during scoping as worth retaining.
Structural, envelope, and systems reconstruction phase: Foundation, framing, roof structure, stucco, impact-rated openings, waterproofing, electrical, plumbing, and HVAC work executed sequentially with all required Palm Beach County inspections at each milestone.
Original detail reinstallation and finish restoration phase: Reinstallation of preserved architectural features, finish work calibrated to the residence's original character, and any specified modernization that maintains design coherence with the original architecture.
Final inspection coordination and post-completion documentation: Walk-through with Palm Beach County inspectors, FEMA elevation certificate filing where applicable, final certificate of occupancy issuance, and personal walkthrough with the homeowner to establish the post-completion warranty relationship.
Building Restoration Scope & Investment Tiers
Envelope and Systems Restoration
Roof, stucco, impact-rated openings, and primary systems modernization with original interior finishes substantially preserved. Targeted scope where structural condition is intact. 6–10 month timeline from permit issuance.
Comprehensive Building Restoration
Full envelope renewal, complete systems modernization, selective structural reinforcement, and interior restoration with original architectural details preserved or properly renewed. Common scope for 1980s–1990s coastal residences. 10–16 month timeline from permit issuance.
Full Structural Restoration with FEMA Substantial-Improvement Compliance
Restoration scope exceeding 50% of pre-restoration market value, triggering FEMA elevation requirements, structural modifications, and historic-detail preservation where applicable. Common scope for 1960s–1970s waterfront residences in Highland Beach, Gulf Stream, and Manalapan. 14–22 month timeline from permit issuance.
Project investment varies by residence age, scope of concealed condition discovery, FEMA compliance triggers, original detail preservation requirements, and Palm Beach County permitting timeline. Initial consultation includes a budget framework specific to the contemplated restoration. Contact Steven Sellers Contracting directly at (561) 441-6557 to schedule a consultation.
Restoration work is the discipline of separating what failed from what's still sound — and that separation cannot be made from a windshield estimate or a photographic survey. Steven Sellers Contracting has restored residences across Palm Beach County's coastal corridor under Florida Certified General Contractor License CGC057260 since 1994 — meaning every restoration the firm undertakes begins with invasive diagnosis, proceeds under verified scope, and concludes with documented compliance against current Florida Building Code, HVHZ provisions, and FEMA requirements where applicable. Whether the project addresses a 1972 Highland Beach waterfront residence requiring full FEMA substantial-improvement compliance, a 1985 East Boca Raton estate needing envelope and systems renewal, or a 1990s Gulf Stream property requiring HVHZ re-engineering of original storm-rated openings, the work is directed personally by Steven Sellers from first invasive inspection through final certificate of occupancy.
Why Choose Steven Sellers Contracting for Building Restoration
Diagnosis Before Demolition: Every Steven Sellers Contracting restoration begins with controlled invasive inspection — opening walls, lifting flooring, exposing concealed framing — to surface unknown conditions before contracts are finalized. Most contractors quote restoration work blind, then issue change orders when concealed failures emerge. Steven Sellers Contracting surfaces those failures first, then quotes against verified scope.
Era-Specific Failure Mode Knowledge Across Palm Beach County Building Stock: Homes built in the 1960s through the early 2000s each fail in characteristic ways under South Florida's coastal climate — original CBS stucco systems crack differently than 1990s stucco-on-foam, original aluminum single-pane glazing performs differently than 1980s storm-rated openings, original electrical service capacity is materially different from current load requirements. Three decades of continuous Palm Beach County operation means direct working knowledge of every era and every failure pattern.
FEMA Substantial-Improvement Compliance Pathway: Restoration projects that exceed 50% of the residence's pre-restoration market value trigger FEMA substantial-improvement requirements — including base flood elevation compliance, elevation certificate filing, and structural modifications that most contractors are unprepared to execute. Steven Sellers Contracting handles the full FEMA pathway in-house, protecting the homeowner's insurability and resale position.
Original Architectural Detail Preservation Protocol: Restoration scope routinely involves original millwork, ironwork, tile, stone, and architectural features worth preserving — not stripping. Documented identification and protection protocol on every project keeps original detail intact through demolition, structural work, and finish reinstallation.
Three Decades of Continuous Operation Under One License Number: Steven Sellers Contracting, Inc. has restored established residences across Palm Beach County under Florida Certified General Contractor License CGC057260 since 1994 — the same license, the same principal, and the same firm name for over 32 years.
What's Included in a Building Restoration
Pre-contract invasive assessment: Controlled exposure of concealed framing, roof structure, sheathing, original electrical and plumbing systems to identify unknown failure conditions before scope, timeline, and budget are finalized.
Mold, moisture, and environmental remediation coordination: Identification and proper handling of mold, asbestos in pre-1980s residences, lead paint where applicable, and other environmental conditions discovered during invasive assessment — coordinated with appropriately licensed environmental contractors.
Architectural and structural engineering documentation: Direct coordination with Palm Beach County licensed architects and structural engineers to produce restoration drawings, structural calculations, HVHZ re-engineering documentation, and FEMA substantial-improvement filings where required.
Municipal permitting across multiple jurisdictions: Full handling of permitting through the City of Boca Raton, City of Delray Beach, Town of Highland Beach, Town of Gulf Stream, Town of Manalapan, or Palm Beach County depending on residence location — each jurisdiction with its own review process and inspection cycle.
Structural restoration scope: Foundation repair or stabilization, framing replacement or reinforcement, roof structure renewal, structural connection upgrades, and load path reinforcement executed to current Florida Building Code.
Envelope restoration scope: Roof replacement, stucco system renewal, impact-rated window and door installation, waterproofing membrane restoration, and exterior detail renewal calibrated to the residence's original architectural language.
Systems modernization scope: Electrical service upgrades to current capacity, plumbing replacement, HVAC modernization with proper coastal equipment specification, and gas line renewal where applicable.
Original detail preservation and reinstallation: Documented protection of original millwork, ironwork, tile, stone, fixtures, and architectural features through every phase of demolition and reconstruction.
The Building Restoration Process
Pre-contract invasive inspection: Before any restoration contract is signed, Steven and his team open walls, lift flooring, expose framing connections, and inspect concealed systems on the actual residence — surfacing unknown failures while the homeowner can still adjust scope, timeline, and budget on the front end.
Condition documentation and restoration scoping: Photographic and written documentation of every concealed failure discovered during invasive inspection, paired with engineering review to separate cosmetic-only work from structural-required work.
Engineering and architectural development: Collaboration with established Palm Beach County structural engineers and residential architects to produce restoration drawings, recalculations, and FEMA documentation aligned to the verified scope.
Permitting and pre-construction phase: Submission and management of building permit applications through the applicable municipality, HOA review where required, and pre-construction inspection scheduling — typically 8–14 weeks depending on jurisdiction and restoration complexity.
Selective demolition and protection phase: Controlled removal of failed materials with full protection of preserved architectural details, original ironwork, tile, stone, and any features identified during scoping as worth retaining.
Structural, envelope, and systems reconstruction phase: Foundation, framing, roof structure, stucco, impact-rated openings, waterproofing, electrical, plumbing, and HVAC work executed sequentially with all required Palm Beach County inspections at each milestone.
Original detail reinstallation and finish restoration phase: Reinstallation of preserved architectural features, finish work calibrated to the residence's original character, and any specified modernization that maintains design coherence with the original architecture.
Final inspection coordination and post-completion documentation: Walk-through with Palm Beach County inspectors, FEMA elevation certificate filing where applicable, final certificate of occupancy issuance, and personal walkthrough with the homeowner to establish the post-completion warranty relationship.
Building Restoration Scope & Investment Tiers
Envelope and Systems Restoration
Roof, stucco, impact-rated openings, and primary systems modernization with original interior finishes substantially preserved. Targeted scope where structural condition is intact. 6–10 month timeline from permit issuance.
Comprehensive Building Restoration
Full envelope renewal, complete systems modernization, selective structural reinforcement, and interior restoration with original architectural details preserved or properly renewed. Common scope for 1980s–1990s coastal residences. 10–16 month timeline from permit issuance.
Full Structural Restoration with FEMA Substantial-Improvement Compliance
Restoration scope exceeding 50% of pre-restoration market value, triggering FEMA elevation requirements, structural modifications, and historic-detail preservation where applicable. Common scope for 1960s–1970s waterfront residences in Highland Beach, Gulf Stream, and Manalapan. 14–22 month timeline from permit issuance.
Project investment varies by residence age, scope of concealed condition discovery, FEMA compliance triggers, original detail preservation requirements, and Palm Beach County permitting timeline. Initial consultation includes a budget framework specific to the contemplated restoration. Contact Steven Sellers Contracting directly at (561) 441-6557 to schedule a consultation.
Restoration work is the discipline of separating what failed from what's still sound — and that separation cannot be made from a windshield estimate or a photographic survey. Steven Sellers Contracting has restored residences across Palm Beach County's coastal corridor under Florida Certified General Contractor License CGC057260 since 1994 — meaning every restoration the firm undertakes begins with invasive diagnosis, proceeds under verified scope, and concludes with documented compliance against current Florida Building Code, HVHZ provisions, and FEMA requirements where applicable. Whether the project addresses a 1972 Highland Beach waterfront residence requiring full FEMA substantial-improvement compliance, a 1985 East Boca Raton estate needing envelope and systems renewal, or a 1990s Gulf Stream property requiring HVHZ re-engineering of original storm-rated openings, the work is directed personally by Steven Sellers from first invasive inspection through final certificate of occupancy.
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