Change Orders and Hidden Damage in Florida Remodels

No contractor can see inside your walls. Once demolition starts, Florida remodels regularly turn up problems nobody could have priced in advance. How you and your contractor handle those surprises decides whether a project stays on budget and on good terms.

What commonly hides in Florida homes

• Rotted roof decking. The most common change order on a reroof. Contracts usually price it per sheet.
• Water damage behind showers and tubs. Failed grout, pans or valves can rot framing and damage block walls for years before anyone notices.
• Termite damage. Subterranean and drywood termites are a fact of life in Florida, and damage often shows up when trim, framing or drywall comes off.
• Drain and supply lines. Older homes may have aging cast-iron drains under the slab or plumbing materials that are past their life. A camera inspection can find problems before a remodel.
• Electrical surprises. Undersized circuits, ungrounded wiring and old panels may need upgrading when you add appliances or circuits.
• Mold. Florida humidity and old leaks can leave mold in wall cavities. Larger problems may need a licensed mold assessor and remediator.
• Hazardous materials. Homes built before 1978 may have lead-based paint, and older homes may have asbestos in flooring, popcorn ceilings or other materials. See preparing your house for a renovation.

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How change orders should work

A change order is a written amendment to your contract that describes the change, its price and its effect on the schedule. A good process:

1. The contractor stops and shows you the issue, with photos.
2. The contractor explains the options and their cost.
3. You both sign a written change order before the extra work starts.
4. The change order is added to the contract and reflected in the payment schedule.

Our contract checklist includes the change order clauses to look for.

Protecting your budget

• Unit prices. Agree on prices in advance for likely extras: per sheet of roof decking, per linear foot of fascia, per hour of additional labor.
• Allowances. For items you haven't chosen yet, allowances set a budget, and the contract should say how overages and savings are handled.
• A contingency. Set aside 10–20% of the project cost, more for older homes or projects that open walls; see renovation contingency.
• Inspections before you start. For bathrooms and kitchens in older homes, a plumber's camera inspection of drain lines can prevent surprises. Our guide to renovating an older Florida home covers the other checks worth doing before you design.

When the damage changes everything

Some discoveries change the project: structural damage, widespread termite damage or, in a flood zone, costs that push the project toward the FEMA 50% threshold. Pause, get professional advice and update the plan rather than pushing ahead. For a worked example of the 50% line on a Brevard County remodel, see whole-house remodel cost in Melbourne.

For cost context, see the bathroom remodel and roof replacement cost guides. For Melbourne and Brevard County figures, see bathroom remodel cost in Melbourne.