A 2-Story Elevated Residence on Concrete Pilaster Stilts
A masonry single-family residence designed for FEMA Zone AE coastal construction. The ground floor is non-habitable — parking, storage, foyer, and elevator lobby — keeping all living space safely above the Base Flood Elevation. All three bedrooms, two bathrooms, vaulted great room, kitchen, laundry, and master suite are on the second floor.
- 1,791 SF of living space on the main floor
- Fully trimmed 2-stop MRL Traction elevator (no sump pump — chosen specifically for flood-zone compliance)
- 720 SF garage with 16' hurricane-rated door
- 584 SF Trex Select composite decks with black aluminum railings
- Complete Mr. Impact hurricane-rated impact windows + doors throughout — no shutters ever needed
- 16 SEER+ Goodman heat pump on elevated platform above BFE
- 30-year GAF Timberline HDZ shingles + ZIP System wall sheathing
- 3-coat sand-finish stucco over masonry with vinyl siding accents
Your Investment Structure
A fixed-price contract for construction, plus a separate Joint Escrow Reserve held at a title company under your control. The structure protects you in two ways: locked construction price + escrow-controlled risk reserve.
- $15,000 of escrow pre-allocated for plan revisions + as-builts (Reserve Request Form)
- $40,312 of escrow held as Project Risk Reserve (dual-signature only — unused balance returns to Owner at closeout)
- Permit, impact, water, and sewer fees you have already paid to the City are NOT in this scope — those stay with you
Your Investment by Scope Category
Every category below is a complete scope of work with all labor, materials, subcontractors, supervision, and overhead bundled in. Together they total the fixed-price contract. The full itemization (211 specific items across 18 divisions) is in the standalone Scope of Work document — this is the summary view.
- This is a summary view. Each line is a complete scope with all labor, materials, sub work, supervision, insurance, and overhead bundled in.
- For full itemization, reference the standalone Scope of Work document — 18 divisions, 211 specific items, with brands, code citations, and inspection requirements.
- Allowances for Owner-select items (cabinets, counters, tile, fixtures, lighting, appliances) are at 2026 Tampa Bay market rates. Showroom visits arranged Weeks 8-14.
- Upgrades above allowance are signed Change Orders before installation — never surprise charges.
- Fixed price means MattBeth absorbs site discoveries, weather events, and subcontractor pricing risk.
Scope of Work Summary
This is a high-level summary of what's being built. The complete Scope of Work document (18 divisions, 211 specific items, brand specifications, code citations) is provided as a separate PDF.
Foundation & Structure
3,000 PSI concrete reinforced footings + slab on grade (re-excavation of king-tide damaged footings included). Concrete pilaster stilt construction with 8x8x16 CMU masonry walls — 2,902 SF ground floor + 2,273 SF main floor. Cast-Crete precast lintels at all openings. Cell-fill grouting with bond beam tie beams at top of each lift. CMU Special Inspections per FBC Chapter 17.
Framing & Trusses
Engineered floor trusses 24" deep for clear-span open ground floor. 180 mph wind-rated engineered roof trusses. Boise Cascade LVL beams + flush headers. 2x6 SPF exterior wall framing. Huber ZIP System wall sheathing — integrated water-resistive barrier + air barrier in one product. 5/8" CDX roof sheathing. Simpson Strong-Tie connectors throughout. Trex Select composite decking with black aluminum railings on both decks.
Roof, Stucco & Exterior
GAF Timberline HDZ 30-year architectural shingles (color Owner-select) over GAF synthetic underlayment with ice-and-water barrier at eaves and valleys. 3-coat sand-finish stucco over the masonry envelope. CertainTeed vinyl siding accents at gable ends. Aluminum fascia + perforated soffit. Englert seamless aluminum gutters around the entire perimeter.
Windows, Doors & Openings
Complete Mr. Impact hurricane-rated impact window and door package — every opening glazed for FL High Velocity Hurricane Zone code. Includes single-hung impact windows, French entry door with sidelights, master suite double French doors, fixed glass picture windows, and 72"x96" impact-rated sliding glass door to the rear deck. C.H.I. 16' hurricane-rated garage door. 10 interior 6-panel doors with Kwikset Tustin lever sets.
Insulation & Interior Finishes
R-13 Owens Corning batts in 2x6 walls, R-38 blown-in attic, FiFoil radiant barrier, Rockwool sound batts at interior walls. USG Sheetrock with knock-down ceiling. Sherwin-Williams ProMar 200 interior paint (color Owner-select) + Loxon XP exterior stucco coating. Ceramic tile in kitchen, baths, and utility (Owner-select pattern). Schluter waterproof shower niches. Mohawk SmartStrand carpet in bedrooms.
Cabinetry, Countertops & Millwork
42" raised-panel wood kitchen cabinets + 2 bath vanities (Owner-select brand/finish from KraftMaid, Diamond, or comparable). Granite countertops in kitchen and both baths (Owner selects slab at local stone yard). Royal Mouldings base + casing trim throughout. Crema Marfil polished marble window sills at all 11 interior window openings.
Plumbing System
H&M Prime Plumbing complete rough + trim. Uponor AquaPEX 1" main with branch distribution. PVC Schedule 40 DWV system. Water softener loop for future whole-home filtration (per CO#1). Three Woodford frost-free hose bibbs. Rheem Performance 50-gal electric water heater. Owner-select fixtures (faucets, toilets, lavs, kitchen sink) from Ferguson or showroom within allowance.
HVAC System
3 Ways of Air complete package. Goodman 3-ton heat pump (16 SEER+, R-32 refrigerant preferred) on hurricane-tied elevated platform above BFE. Goodman variable-speed air handler. Complete new ductwork with R-8 insulation. ecobee or Nest smart thermostat. Aprilaire whole-house dehumidifier. 2 bathroom exhaust fans vented to exterior. Range hood vented through wall. Manual J/S/D calculations submitted with permit.
Electrical System
ALM Electric complete house package. Square D QO 200A back-to-back main panel. Concrete-encased electrode (Ufer) ground per NEC 250.50. Whole-house surge protector (NEC 230.67). Southwire Romex throughout. Tamper-resistant outlets + AFCI/GFCI per code. Halo HLB LED recessed cans. All CO#1 + CO#2 additions (50A + 30A breakers, bedroom cans, sconces, spotlights, security pre-wires, etc.). Structured wiring: 4 Cat6 + 1 RG6 + 2 USB. Hardwired smoke + CO detectors.
Elevator — MRL Traction
Florida Home Elevators 2-stop Machine Room-Less (MRL) Traction residential elevator. Traction was specifically chosen over hydraulic to eliminate the need for a sump pump in the pit (required for hydraulic systems in FEMA Zone AE) and to avoid plan revisions related to hydraulic fluid containment in flood-prone construction. The MRL traction system requires only a shallow pit, uses belt-drive technology with no hydraulic fluid, and locates the drive unit at the top of the hoistway — eliminating the need for a separate machine room on the ground floor.
Permits, Surveys, FEMA Certificates, CMU Special Inspections, Engineering
$850 administrative Change of Contractor permit transfer. New Notice of Commencement. Tie-in survey at slab. Under-Construction + Frame + FINAL FEMA Elevation Certificates. CMU Special Inspections per FBC Chapter 17 (grout strength, mortar testing, rebar verification). DanScO Engineering coordination for plan revisions and field decisions. All Pinellas County inspections scheduled, walked, and signed off by MattBeth. As-built drawings delivered to Owner at closeout.
NOTE: Owner has separately paid all City permit, impact, water, and sewer fees directly to Pinellas County. Those are NOT in this scope — they stay with you.
Warranty & Post-Construction
1-year MattBeth general workmanship warranty on all labor and installation. 2-10 Home Buyers Warranty providing 10-year structural warranty (registered in your name). All manufacturer warranties registered: GAF shingles (30-year), Goodman HVAC (10-year), Florida Home Elevators, Rheem water heater, all appliances. Warranty service reserve held by MattBeth for first-year callbacks. Direct phone access to Matthias and project superintendent for 1 year post-CO.
Project Schedule
33 weeks from LOI execution to Certificate of Occupancy. Schedule includes 14 weather buffer days (1 per 6 working days — pulls in if unused) and 7 federal holidays (Juneteenth, July 4 observed, Labor Day, Thanksgiving 2 days, Christmas, New Year's).
Pre-Construction
Construction
Finish-Out & Closeout
Day-by-day schedule with crew sizes, equipment, and individual activity blocks for every workday is available in the standalone Project Workbook. Every milestone trigger and inspection event is marked.
Payment Schedule
Thirteen milestones — every payment tied to a verifiable inspection or completion event you can look up on the Pinellas County BDRS portal. The first two upfront wires (Mobilization + Long-Lead Materials with PO receipts) get the project on site and lock in pricing on the 4-6 week lead items. After that, payments only flow as work passes inspection.
- $15,000 pre-allocated for plan revisions + as-built drawings — released via Reserve Request Form as predictable work occurs
- $40,312 held as Project Risk Reserve — released only on dual-signature approval (you + MattBeth) within 24 hours for unforeseen site conditions, weather events, or scope discoveries
- Unused balance returns to you at substantial completion — MattBeth never absorbs unused escrow funds
- You see every transaction — escrow agent reports to both parties
- Title company / real estate attorney mutually selected before mobilization
Hurricane Season Protection
Florida construction during hurricane season (June through November) requires proactive protection. MattBeth maintains a clear protocol before, during, and after any named storm event that threatens the Tampa Bay area.
Pre-Season Preparation
- 20 hurricane tarps + 200 tie-down straps + 50 sheets of plywood stocked at off-site storage
- 5x10 climate-controlled storage rental for material protection
- 7000W generator + fuel reserve on site during active builds
- Site emergency kit with lighting, communications, basic medical
- 2-hour hurricane safety meeting with all subcontractors
- Builder's Risk policy named-storm coverage verified active
When a Storm Is Forecast
Who Pays for What
- Pre-season supplies — included in fixed price (no extra charge)
- Pre-storm preparation labor — included in fixed price (standard protocol)
- Post-storm cleanup + dry-out — included in fixed price up to total contingency reserve
- Storm damage to materials/work in place — Builder's Risk Insurance (you named as additional insured)
- Schedule delay due to storm — absorbed by MattBeth; substantial completion may shift but contract price does not
- Catastrophic loss (Cat 4-5 direct hit) — force majeure provisions; Builder's Risk covers rebuild
How We Move Forward
Three concrete steps to get from this proposal to construction Day 1.
Ready to Start the Conversation?
Call or text Matthias anytime. Happy to walk through every line item in person, by phone, or on a Zoom call. The proposal can be tailored to any of your priorities.
📞 Call 954.418.2336 ✉ Email Matthias