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Condo remodeling in Siesta Key is its own discipline. A unit sits inside a shared beachfront building, so the finished space has to respect the association's rules, the Sarasota County 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 bathroom off Crescent Beach to a full-unit gut on Midnight Pass Road. Condo work is one part of our full range of remodeling services in Siesta Key.
Condo kitchens. Galley kitchens closed off from the Gulf light get opened up where the structure allows, with custom cabinetry, quartz or granite counters, and salt-air-rated hardware built for constant guest turnover. See our condo kitchen remodeling in Siesta 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 salt, sand, and humidity. Explore our Siesta Key bathroom remodeling options.
Full-unit remodels. When you want the whole condo redone between seasons, one accountable team handles the kitchen, the baths, flooring, and finishes together, sequenced around one elevator reservation and one set of association approvals. It is part of our wider condo remodeling practice across the Gulf Coast.
From beachfront resort condo kitchens near Crescent Beach to full-unit gut remodels on Midnight Pass Road, browse the condo work CMK has completed across the region.
We've completed condo remodels across the Key, from the Village to the south end. Chances are, we've already worked in your building. Here's a look at the areas we serve most frequently.
Don't see your area? Call us. We serve all of Siesta Key (34242) and the surrounding Sarasota County barrier islands.
The defining fact of condo remodeling Siesta Key owners run into is that almost the entire island is beachfront resort and vacation-rental inventory, and Siesta Key is not a city. It is an unincorporated barrier island, so there is no City of Siesta Key building department. Every permit runs through Sarasota County, and most units sit inside a large association-run building that turns over paying guests week after week. Along Crescent Beach and Midnight Pass Road you have complexes like Gulf & Bay Club, Crescent Siesta Key, Crescent Arms, Siesta Dunes, Palm Bay Club, Jamaica Royale, Peppertree Bay, and Midnight Cove. Remodeling a unit in one of these is nothing like remodeling a house, and a contractor who has never worked inside a rental-heavy beach building learns that on your schedule and your rental income.
CMK Construction has worked inside these buildings for years, and the same constraints come up in almost every Siesta Key condo remodel. Here is how each one shapes the job, and how we manage it so you do not have to.
Because the Key is unincorporated, there is no city permit office to visit. Condo remodels involving plumbing, electrical, or structural work are permitted through Sarasota County, and a barrier-island address adds another layer: coastal-construction and flood-zone rules that inland units never see. Elevation requirements, flood-zone documentation, and coastal standards can all come into play on a beach building. We pull the county permit, prepare the coastal and flood-zone paperwork, and schedule every inspection under our State Certified General Contractor license, so the county side of your remodel is handled start to finish.
A resort condo on Siesta Key is usually working real estate. Winter and spring are booked solid, and every week the unit is torn apart is a week of rental income gone. So the schedule is built backward from your bookings. We plan the loud demolition, delivery, and rough-in days into the shoulder and off-season, coordinate around the reservations you cannot move, and keep the critical path tight so the unit comes back online and turns over guests as quickly as the work allows. On a rental-heavy Key, that scheduling discipline protects the income the remodel is meant to improve rather than interrupting it.
A unit steps from the Gulf breathes salt spray every day, tracks sand through the door every changeover, and runs its air conditioning against heavy humidity year round. On top of that, a rental turns over far more people than a private home, so every surface, hinge, and fixture takes years of wear in a single season. Standard cabinet hardware, drawer slides, and fasteners pit and seize fast in that air, and delicate finishes do not survive the traffic. We specify salt-air-rated and coated hardware, durable surfaces, and finishes chosen to hold up to both the coast and the guest volume, so the unit still shows well several seasons in.
The big Crescent Beach and Midnight Pass Road complexes usually share a single service or passenger elevator, and it is the only way a stone slab, a full cabinet run, or a tub reaches an upper floor. The association controls that elevator, the certificate of insurance, the work hours, and the condition of every shared corridor and lobby your crew passes through. We reserve the elevator through management, provide the certificate of insurance naming the association, protect the corridors and cab for the length of the job, and keep the shared path spotless every evening, because a building full of paying guests will not tolerate a job that spills into the common areas.
We have solved every one of these, in building after building on the Key. The county permit, the rental calendar, the coastal finishes, and the association logistics become our problem to manage, not yours, which is exactly what a beachfront resort condo remodel on Siesta Key demands.
A condo remodel has to clear three tracks at once: your association, Sarasota County, and Florida's building-safety rules. CMK runs all three so the job starts clean and passes on the first look.
Siesta Key is an unincorporated barrier island, not a separate city, so any condo remodel involving plumbing, electrical, or structural work is permitted through Sarasota County, and coastal and flood-zone requirements can apply on a beach building. 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 beach building requires the board or its architectural committee to approve the work before it begins. That 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 the board meets, which matters even more when you are trying to hit an off-season window. We assemble the packet and work with your building manager so it is complete the first time, instead of bouncing back for a missing document.
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 of these 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 service 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.
Beach buildings set the hours crews can run noisy work, and many restrict or pause construction during the peak winter and spring season for the sake of guests and seasonal residents. With no on-site dumpster allowed at most beachfront 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 Siesta 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.
Siesta Key condo owners have choices. Here's why so many island 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 Siesta Key condo remodel clients across Crescent Beach, Midnight Pass Road, Siesta Village, Point of Rocks, and the beachfront resort buildings.
"Full condo remodel in our beachfront unit at the Gulf & Bay Club on Crescent Beach. CMK scheduled the whole job into the off-season so our rental calendar barely took a hit, cleared the association architectural review, and handled the Sarasota County permit. Our project manager Aimee kept the elevator bookings and the crew on track. The unit turns over beautifully now."
"Our vacation-rental condo at Siesta Dunes on Midnight Pass Road needed a full refresh between seasons. CMK gutted the kitchen and both baths, worked inside the building's construction hours, and chose finishes that shrug off salt and constant guest use. They knew the Sarasota County permitting cold. Davis updated us daily."
"Condo kitchen and bath remodel at Crescent Arms near Siesta Village. CMK reworked the layout within the building's wet walls, added quartz counters and durable flooring, and protected the shared corridor and single elevator every day. The showroom on Clark Rd made every selection easy. Finished on schedule."
"Full-unit condo remodel at the Palm Bay Club. New cabinetry, quartz, tile, and salt-air-rated hardware throughout. CMK was the only contractor who understood the association certificate of insurance, the elevator reservation, and how to keep a barrier-island job moving without a dumpster on site. Worth every penny."
"Beachfront condo at Jamaica Royale, full gut between rental bookings. CMK handled the architectural review packet, scheduled around our peak season, and left the common areas spotless every evening. New kitchen, two baths, and a layout that finally works for guests. Could not be happier."
"Our Peppertree Bay condo on Siesta Key had the original 1980s kitchen. CMK opened it up where the structure allowed, kept everything within the building's plumbing stacks, and used salt-air-rated finishes. Nick ran a clean, on-schedule project through Sarasota County permitting."
Estimates are where good and bad contractors look the most alike. These are the questions that separate them, worth asking any Siesta Key company before signing a contract, not just CMK, and doubly important when the work happens inside a shared beach 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: Barrier-island projects carry coastal and flood-zone requirements, and beach condos add association approvals. Homeowner-pulled permits also make you liable for code compliance.
Good answer: The contractor pulls every Sarasota County permit, handles the coastal documentation and association paperwork, 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. Cabinet finishes 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 CMK Sarasota Design Studio on Clark Rd 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 Siesta 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 →
Remodeling a condo means working inside a live beach building with neighbors and paying guests on the other side of the wall. The same CMK process applies, with the association packet, elevator reservation, and building rules folded into the schedule from the first step so your remodel never surprises the board, your neighbors, or your renters.
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 Siesta Key condo owners ask us most often about HOA approvals, Sarasota County permits, scheduling around rental season, building logistics, and what can change.
Schedule a free in-home consultation. No obligation, no high-pressure pitch.
Free in-home estimate. No obligation.
Courtney & Manny Kavouklis
Owners, CMK Construction
Courtney & Manny Kavouklis
Owners, CMK Construction
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