A twelve-month pool deck calendar for condo boards
Reserve study in August, bids in the fall, vote in winter, phased build in summer, reopen before the owners are back.
- Statute
- F.S. 718.112(2)(f) reserves
- Bid season
- Fall
- Vote
- Winter, owners present
- Build
- May to September, phased
What does a twelve-month pool deck calendar look like for a condo board?
Reserve study reviewed in August and the deck component updated; scope written in September so every bidder prices the same base, drains, coping, edge and lighting; bids in October and November; board vote in January or February when owners are present; permit and, where relevant, setback and lighting checks in March; phase one in May, phase two in July, reopening in August, warranty and photos filed in September. Florida Statute 718.112(2)(f) makes pavement resurfacing a reserve item.
The board's job is the scope and the calendar; the contractor's is the base and the phasing. A scope that doesn't specify base depth, drains and edge restraint produces bids that can't be compared and a deck that can't be warranted.
Twelve months
| Month | Board | Contractor |
|---|---|---|
| August | Review reserve study; confirm deck year and funding | |
| September | Write the scope with a consultant or the leading bidder | Site survey, sounding, drain check |
| October to November | Solicit comparable bids | Bid with phasing plan and dates |
| December | Compare bids line by line | |
| January to February | Vote; contract; deposit | Order materials |
| March | Permit; ARC or setback and lighting checks; owner notice | Permit application; NOC |
| April | Phase plan communicated; furniture plan | Mobilization |
| May to June | Phase one; half the deck open | Demolition, base, drains, coping, field |
| July to August | Phase two | Same; sand; reopen |
| September | Warranty, photos, sealing date filed | Sealing at 30 days |
The comparable-bid scope
- Square footage, coping linear feet, cage anchors.
- Base depth and material, geotextile, drains and their outlet.
- Material, manufacturer, color, pattern; coping profile.
- Edge restraint type at each edge.
- Phasing plan with dates and temporary edge details.
- ADA access, slip rating (wet DCOF 0.42), lighting compliance on beach-visible decks.
- Warranty terms, insurance, permit responsibility, legal name.
Questions we get about this
How does a condo board phase a pool deck project with a reserve study?
The reserve study's remaining-life estimate sets the year; the board budgets from reserves (pavement resurfacing and any item over $10,000 are statutory reserve components under Florida Statute 718.112), takes comparable bids on a written scope in the fall, votes in winter when owners are present, and builds in phases from May to September so half the deck stays open.
What if reserves are short?
A special assessment, voted under the association's documents; the shortfall usually traces to a component list that never added the last resurfacing. Update the study before bidding.
How long does a phased deck take?
Two to four weeks per phase for a typical 2,000 to 4,000 square foot common deck, with a week between phases to swap the temporary edge and reopen.
Last reviewed September 10, 2026 by the Sarasota Concrete editorial team (author name pending owner input).