Get $3,000 OFF Your Kitchen Remodel or $2,000 OFF Your Bath Remodel! Financing Offers Available!* Schedule a Free Consultation
Condo remodeling in Longboat Key is its own discipline. A unit sits inside a shared building on an island that is its own incorporated town, so the finished space has to respect the association's rules, the Town of Longboat Key permit, and the plumbing and structure the whole building depends on. CMK Construction has spent over two decades doing exactly that, from a single condo bath behind the gates in Bay Isles to a full-unit gut on Gulf of Mexico Drive. Condo work is one part of our full range of remodeling services in Longboat Key.
Condo kitchens. Galley kitchens sealed off from the Gulf and bay views get opened up where the structure allows, with custom cabinetry, quartz or granite counters, and salt-air-rated hardware. See our condo kitchen remodeling in Longboat Key for the full scope.
Condo bathrooms. Primary and guest baths are reworked within the building's wet walls, with walk-in showers, new tile, and fixtures chosen to resist Gulf-side corrosion. Explore our Longboat Key bathroom remodeling options.
Full-unit remodels. When you want the whole condo redone, one accountable team handles the kitchen, the baths, flooring, and finishes together, sequenced around one elevator reservation and one set of approvals. It is part of our wider condo remodeling practice across the Gulf Coast.
From Gulf-front full-unit gut remodels on Gulf of Mexico Drive to condo kitchens and baths behind the gates in the Longboat Key Club and Bay Isles, browse the condo work CMK has completed across Florida's Gulf Coast.
We've completed condo remodels throughout Longboat Key, from the Gulf-front towers along Gulf of Mexico Drive to the buildings behind the gates in the Longboat Key Club and Bay Isles. Chances are we've already worked in your building. Here's a look at the communities we serve most frequently.
Don't see your building? Call us. We serve condos across all of Longboat Key (34228).
The defining fact of condo remodeling on Longboat Key is that the island is its own government. Longboat Key is an incorporated town, and the Town of Longboat Key issues its own building permits and enforces its own architectural and planning review. On top of that, the island straddles the Sarasota and Manatee county line, so which county's rules and records apply can depend on exactly where your building sits. Add the private architectural committees of the gated Longboat Key Club and Bay Isles, and a single condo remodeling Longboat Key project can pass through more layers of approval than almost anywhere on the Gulf Coast. A contractor who has never worked inside these buildings learns that on your schedule.
CMK Construction has worked inside these buildings and communities for years, and the same constraints come up on almost every Longboat Key condo remodel. Here is how each one shapes the job, and how we manage it so you do not have to.
Longboat Key is not part of unincorporated Sarasota or Manatee County. It is the incorporated Town of Longboat Key, with its own building and planning department that issues the permit and enforces its own review of the work. Any condo remodel touching plumbing, electrical, or structure is permitted through the town, not a county office. We prepare the drawings, pull the permit, and schedule every inspection under our State Certified General Contractor license, CGC 1516665, with in-house licensed plumbing (CFC 1430533) and Registered Electrical Contractor ER 13016498, so you never stand at the town counter.
Longboat Key is unusual in that the island spans the Sarasota and Manatee county line. The Town of Longboat Key issues the permit, but because the county boundary runs through the key, the applicable county rules and records can differ depending on where in Longboat Key your building sits. We confirm which side of the line your building falls on before design starts, so the plan set matches the rules that actually apply to your unit instead of being reworked mid-review.
In the gated Longboat Key Club and Bay Isles, a private architectural committee typically reviews the work on top of your individual condo association. That is a second full layer of approval, each with its own packet, meeting calendar, and rules for contractor insurance and elevator use, all before the town permit is even pulled. We assemble both submissions and work with the community office and your building manager so the reviews move in parallel rather than one stalling behind the other.
The Gulf-front and behind-the-gates buildings on Longboat Key are among the most sought-after on the coast, and the boards that run them expect a remodel that is quiet, clean, and tightly managed. That means a reserved elevator window, a certificate of insurance naming the association, protected corridors and elevator cabs, and a crew that leaves the shared spaces spotless every evening. In buildings like the Islander Club, Water Club, and L'Ambiance, we handle the certificate of insurance and the elevator booking with management as part of mobilizing, and we keep the job's footprint to the loading area the building assigns.
A unit several stories above the Gulf breathes salt spray every day, and standard fixtures, hinges, and fasteners pit and seize within a few seasons. On Gulf of Mexico Drive buildings we specify salt-air-rated hardware, stainless or coated fasteners, and finishes chosen for corrosion resistance rather than looks alone. The impact glass and wide sliding glass doors that frame the water are part of the building envelope, so we design cabinetry, islands, and bath layouts around the glass line you already have rather than cutting new openings, which keeps the plan clearing review instead of stalling on it.
We have solved every one of these, in building after building. The town review, the county-line question, the association and gated-community approvals, and the building's logistics become our problem to manage, not yours, which is exactly what a condo remodel in the Town of Longboat Key demands.
A condo remodel here has to clear several tracks at once: your association, the gated-community committee where it applies, the Town of Longboat Key, and Florida's building-safety rules. CMK runs all of them so the job starts clean and passes on the first look.
Longboat Key is an incorporated town, so any condo remodel involving plumbing, electrical, or structural work is permitted through the Town of Longboat Key building department, not a county office. Because the island straddles the Sarasota and Manatee county line, we confirm which county your building falls in before we submit. We prepare the drawings, pull the permit, and schedule every inspection under our State Certified General Contractor license, CGC 1516665, with in-house licensed plumbing (CFC 1430533) and Registered Electrical Contractor ER 13016498. You never visit the permit counter.
Almost every building requires the board or its architectural committee to approve the work before it begins, and behind the gates in the Longboat Key Club and Bay Isles there is often a second private architectural review on top of the condo association. Each packet typically includes the scope, drawings, a contractor license and insurance certificate, and a signed alteration agreement. Approval lead time runs from a couple of weeks to a couple of months depending on how often each board meets. We assemble the packets and work with your building manager and the community office so both submissions are complete the first time.
Since the 2022 condo-safety law, buildings three stories and taller face milestone structural inspections and a Structural Integrity Reserve Study, or SIRS, on a set schedule. When one is underway it can affect building access, assessments, and timing. We ask about it up front so your remodel is sequenced around any inspection or reserve work the association has scheduled, rather than colliding with it.
Most buildings require a reserved freight or padded elevator for deliveries and demolition, plus a certificate of insurance naming the association as additional insured before anyone starts. Some also hold a refundable damage deposit. We handle the certificate of insurance and the elevator booking with management as part of mobilizing the job.
Buildings set the hours crews can run noisy work, and many restrict or pause construction during the peak winter season for the sake of seasonal residents. With no on-site dumpster allowed at most Gulf-front buildings, debris leaves through the service elevator on the schedule the building sets. We build all of this into the project calendar before demo day.
The building's plumbing stacks and risers are shared and generally fixed, and cutting new penetrations through a post-tensioned or reinforced concrete slab is restricted or prohibited without engineering and association sign-off. That is why a condo kitchen or bath is designed to work with the existing wet walls and drain locations rather than moving them freely. Where a change is truly needed, we bring in the engineering and approvals the building requires before any work touches the structure.
Almost every Longboat Key condo association sets a minimum sound rating for hard-surface flooring, written into the rules as STC (sound carried through the structure) and IIC (impact sound, like footsteps overhead) numbers. Many buildings require an STC and IIC of 50 or higher, and some Gulf-front and high-rise buildings hold the upper floors to a stricter standard. In practice that means tile, wood-look plank, or stone cannot be set straight onto the slab: the floor needs a rated acoustic underlayment, and sometimes a floating assembly, so the owner below does not hear every step. CMK builds the floor assembly to your building's exact requirement, keeps the product cut sheets that document the rating, and submits them with the board packet so your flooring is approved up front rather than flagged after it is installed.
Longboat Key condo owners have choices. Here's why thousands of Gulf Coast families have chosen CMK, and why they refer us to their neighbors in the building.
Lifetime-warranted waterproofing membrane installed under every tile we lay. No paint-on membranes, no skipped steps. Built to last 30+ years in Florida's humidity and salt air.
Named People's Choice Best of the Best every year from 2020 through 2025. Voted on by the Tampa Bay community, not a panel of judges.
After your project begins, you select every tile, vanity, fixture, and finish in person at a CMK Design Studio. Nothing is ordered until you approve it.
You get a dedicated, named project manager who visits your home and will communicate with you directly.
Licensed plumbing and Registered Electrical Contractor ER 13016498. Our plumbers and electricians are on every CMK bathroom remodel, start to finish.
Every CMK project is covered for one full year on all workmanship and materials. If something isn't right, we make it right. No arguments, no extra charge.
Real reviews from Longboat Key condo remodel clients in the Longboat Key Club, Bay Isles, the Water Club, the Islander Club, L'Ambiance, and along Gulf of Mexico Drive.
"Full remodel of our condo in the Longboat Key Club. CMK handled the association architectural review, the gated-community approval, and the Town of Longboat Key permit, then ran the whole job around one reserved elevator window. The crew protected the corridor every day and finished on the date they promised."
"Our unit at the Water Club still had the original closed-off kitchen. CMK opened the layout where the structure allowed, rerouted the plumbing within the wet wall, and our project manager Barry walked us through every step. Working around the building's rules never felt like our problem."
"We redid the kitchen and both baths in our Islander Club condo with custom cabinets, quartz, and new tile. Picking everything at the Sarasota showroom in person made the decisions easy. On schedule, on budget, and the install crew kept the elevator and hallway spotless."
"Our L'Ambiance condo sits right on the Gulf and we wanted finishes that could take the salt air. CMK chose corrosion-resistant fixtures and hardware no other contractor even mentioned, worked within the impact glass we already had, and managed the certificate of insurance the building required."
"Gulf of Mexico Drive condo, complete full-unit remodel. CMK steered us away from the dated builder finishes and toward materials that hold up to the coastal climate. Everything came in through the service elevator on the building's schedule, and the new open layout changed how we entertain."
"Condo remodel in Bay Isles behind the gates. Daily updates from the project manager, a clean corridor every evening, and the schedule they promised is the schedule they kept. They handled both the private architectural review and the town permit without us lifting a finger."
Estimates are where good and bad contractors look the most alike. These are the questions that separate them, worth asking any Longboat Key company before signing a contract, not just CMK, and doubly important when the work happens inside a shared building.
Why it matters: Unlicensed contractors can void your homeowner's insurance and leave you personally liable for code violations.
Good answer: A state-issued CGC license number printed on every estimate, plus general liability and workers' comp on file. CMK is CGC 1516665 with Registered Electrical Contractor ER 13016498.
Why it matters: Homeowner-pulled permits make you personally liable for code compliance, not the contractor.
Good answer: The contractor pulls every Town of Longboat Key permit, handles the condo association and gated-community architectural-review paperwork where it applies, and schedules every inspection at no extra charge.
Why it matters: Without a named project manager, you'll spend the build chasing updates from a salesperson who's already moved on to the next deal.
Good answer: A named PM, a real person you can call, who visits the job multiple times per week and communicates daily.
Why it matters: "We stand behind our work" is not a warranty. Get it in writing before you sign.
Good answer: A written, named warranty that covers both workmanship and materials for at least one year. CMK's Peace of Mind Warranty does both.
Why it matters: Catalog-only selections lead to surprises on install day. Tile and stone look completely different under real lighting.
Good answer: A real, walkable showroom where you handle cabinet doors, countertop slabs, tile samples, and fixtures before anything is ordered. The 4,000 sq ft CMK Design Studio on Clark Rd in Sarasota is open to active clients.
Why it matters: "It'll take a few months" is not a schedule. Vague timelines almost always slip.
Good answer: A written project schedule with named milestones (demo, rough-in, cabinet install, countertop template, final inspection) and weekly progress updates.
Want to walk through these questions with us in your own home? Schedule a free in-home consultation →
CMK partners with leading home-improvement lenders to offer financing for Longboat Key condo remodels. Your project consultant will walk through current options during your free consultation.
Ready to talk through your building's rules and your unit? Schedule a free consultation →
Book your free, no-obligation estimate. We learn your goals, scope, and budget for your remodel.
We come to your home, measure the space precisely, and verify every structural detail before anything is ordered.
Walk our 4,000 sq ft CMK Design Studio and select every cabinet, countertop, tile, vanity, and fixture in person.
Sit down with your designer to finalize the layout, materials, finishes, and a timeline built around your home.
We pull every required permit, then assign the dedicated project manager who owns your build start to finish.
Construction begins, with daily communication through to your final walkthrough and a one-year Peace of Mind Warranty.
Answers to the questions Longboat Key condo owners ask us most often about association and gated-community approvals, the Town of Longboat Key permit, building logistics, and timeline.
Schedule a free in-home consultation. No obligation, no high-pressure pitch.
Free in-home estimate. No obligation.
