General contractor
serving Kissimmee, FL.

A few things specific to the Kissimmee market that affect your project:

City limits versus unincorporated Osceola County

This is the thing that catches people out here more than anywhere else we work. The City of Kissimmee runs its own building department, and unincorporated Osceola County runs another. City boundaries in this area are genuinely irregular, so a Kissimmee mailing address tells you almost nothing about who reviews your plans. The two have different fee schedules, different review timelines, and different inspection scheduling. We confirm jurisdiction from the parcel before we quote you a timeline, because guessing wrong costs weeks.

Older housing stock downtown and along the lakefront

The blocks around Broadway and the Lake Tohopekaliga waterfront include genuinely old housing — frame construction from the 1920s through the 1950s, some of it on pier foundations. Renovating these homes routinely surfaces knob-and-tube or early cloth-sheathed wiring, galvanized supply lines, non-standard framing dimensions, and in pre-1978 construction the real possibility of lead paint or asbestos in flooring and insulation. We scope for this honestly during consultation and price contingencies in rather than issuing change orders once the walls are open.

Flood zones and elevation requirements

Kissimmee sits alongside Lake Tohopekaliga and Shingle Creek, and a meaningful amount of property in and around the city falls within mapped flood hazard areas. If yours does, it changes the project: substantial improvements can trigger elevation requirements, flood-resistant material specifications below the flood elevation, and the need for an elevation certificate. There is also a cost threshold at which a renovation is treated as a substantial improvement and the whole structure has to comply. We check flood zone before scoping, because finding out afterward can change a project fundamentally.

Short-term rental conversions

The US-192 corridor and the subdivisions feeding off it hold one of the densest concentrations of vacation rental property in the country. Converting or upgrading a property for short-term rental use is a different brief from a family renovation: durability and cleanability beat delicacy, turnover speed matters, and life-safety items such as egress, smoke and carbon monoxide alarms, pool barriers, and railing heights get looked at more closely on a property that houses a rotating cast of guests. We build to that standard rather than treating it as an ordinary remodel.