Condo Association Exterior Cleaning
Park Shore Condos

Park Shore has about 25 beachfront high-rise condo buildings, from Allegro and Aria to Surfsedge, Terraces at Park Shore and Vistas. Ten of them sit in first position on the beach. Each building is its own condominium with its own board, budget and manager. There is no single Park Shore HOA that books cleaning for everyone. Ten first-row buildings and about fifteen more behind them means roughly 25 separate decisions about when, and how often, a facade gets washed.

Two neighborhood groups often get mistaken for one. The Park Shore Association is a voluntary membership group that maintains Raymond Lutgert Park, the private beach park at 4061 Gulf Shore Blvd N. The Gulfshore Association of Condominiums maintains the 1.33-mile paved beach walk with its 15 access points. Neither group sets rules for building exteriors. Your tower’s declaration and board do.

Facades, balconies seen from the outside, pool decks, parking garages and entry drives are common elements in most condo documents. That makes them a board decision and a board expense. When we quote a Park Shore building, we write the scope around those common areas and price it for the association, so the manager can put it to a vote or fold it into the yearly plan. If a building wants owners to pay for something extra, such as balcony glass from the outside, the board can add it as a line item and we price it separately.

Park Shore was the first planned unit development in Collier County. Raymond Lutgert bought the land in the mid-1960s, and buildings such as Horizon House and Colony Gardens went up in the late 1960s and 1970s. Many towers in the neighborhood are now several decades old, which puts them under Florida’s newer condo safety rules.

Florida’s 2022 law, SB 4-D, applies statewide. Condo buildings of three or more stories within three miles of the coast need a milestone structural inspection at 25 years and every 10 years after that. Buildings with a certificate of occupancy on or before July 1, 1992 had to finish the first one by December 31, 2024. Engineers look at concrete and stucco, so a board planning repairs or repainting after an inspection often books a facade wash first as surface prep. Washing does not replace an engineer’s review. It simply gives the inspector and the painting contractor a clean surface to work from.

The same law requires a Structural Integrity Reserve Study every 10 years. That study covers items like the roof, load-bearing walls, floors, foundation, fire protection and plumbing. Painting and washing are not on its list, so boards usually budget facade cleaning as regular maintenance. We give the manager a written price per building so it can be planned in the same cycle as other exterior work. Some boards also like a cleaning cycle that lines up with the season, so the work is finished before most owners return.