VALHALLA OF BRANDON POINTE
Painting & Stucco Restoration RFP No. 55378 Page 1 of 5 · August 2026
Designated Estimator
Budgeting, change pricing and unit-cost input against Beryl items U2, U3 and U4. Prices any extra work before it starts.
Project Executive
Contract, change orders and the relationship with the Board and Beryl. Signs the pay applications.
Safety & Compliance
OSHA compliance across scaffold and ladder-jack work, and the daily site clean-down — grounds magneted, dumpsters covered and locked before leaving.
Project Manager
Owns the 60-week sequence, the yard rotation and the trade coverage. Single point of contact for Beryl on schedule and scope.
Project Coordinator
Permits, one per building, and the paperwork that gates payment: lien releases, AIA G702 and G703, and the closeout package.
Site Superintendent
Required by Beryl spec p.10 — an on-site full-time supervisor for the crews during working periods. Runs the two open work fronts, releases the weekly resident notices, and hosts the pre, mid and post inspections.
Field Engineer / QC
Daily quality-control field report to the Florida Paints representative and the owner’s representative (Florida Paints §10.6). Runs the moisture and substrate checks before every first coat.
Assistant Superintendent
Second set of eyes across the two live yards, so neither front is unsupervised while the other is being walked with the engineer.
Foreman — five, one per crew
Runs a building end to end, prep through closeout.
Crew — five, floating between two live yards
One crew takes one building start to finish. 87 buildings, 1,175 crew working days.
The staffing follows the sequence
Because only two staging yards are live at a time, the site is never spread wider than one superintendent and one assistant can walk in a morning. Beryl spec p.10 requires an on-site full-time supervisor; that is a floor, not a plan. With 87 buildings, 590 units and 509 dated inspection events, the site carries a superintendent and an assistant so that one front is never unsupervised while the other is being walked with the engineer. Assignments are confirmed at award and reviewed with the Association before mobilization.
Direct Reporting Collaborative Support
THE CREW MODEL
Five Crews Against Two Work Fronts
VALHALLA OF BRANDON POINTE
Painting & Stucco Restoration RFP No. 55378 Page 2 of 5 · August 2026
5Crews, floating between the two live yards
2Work fronts open at any one time
7Staging yards, one of them permanent
1,175Crew working days across the job
1Full-time on-site supervisor, required by spec
A crew takes a building end to end: one day prep, ten days stucco repair on full-scope
buildings, three days paint, one day closeout. Fifteen working days for a full-scope building, five for a
paint-only — 74 full scope and 13 paint-only across the 87. Crews do not specialise by trade; they carry a
building through, which is what makes per-building payment and per-building punch lists work.
Crew
Buildings
Working days
Units
Stucco SF
Crew 1
18
230
120
5,132
Crew 2
19
255
128
6,493
Crew 3
16
240
112
5,356
Crew 4
18
230
116
5,735
Crew 5
16
220
114
6,229
Total
87
1,175
590
28,945
Why five crews
Four crews cannot beat 62.4 weeks under the two-front rule, tested across every
one of the 5,040 possible yard orderings. Six finishes near 42 weeks but puts more of the community
under scaffold at once. Five is what lands the job on 60 weeks.
How the yards rotate
Yard 1 never closes. Field office, primary roll-offs, material and lifts sit there for all
60 weeks.
Every other yard opens only after an earlier yard’s last building is finished and struck
Three working days to set a yard up, two to strike it
Crews take the next building in the yard with the most work remaining
One crew, one building, one superintendent. Payment on this project runs per
building, and so does the punch list. A building that has been through four different hands is a building
nobody owns at closeout. Grouping the trades into a crew that carries a building from prep to punch list is
what lets Dueall put a completed building in front of Beryl and the Board every few days, rather than a
partly-finished community for fourteen months.
TRADE COVERAGE
Every Line of Scope, and Who Carries It
VALHALLA OF BRANDON POINTE
Painting & Stucco Restoration RFP No. 55378 Page 3 of 5 · August 2026
Every line of the scope is covered, and every line is covered the same way: by a crew that
belongs to a building, working under one Dueall superintendent, on a sequence the Association and the
Engineer can see a week ahead. Trade partners are prequalified, carry the insurance the Association’s
requirements call for, and work to the same inspection forms Dueall’s own crews do.
Trade
Quantity on this project
How it is carried
Governed by
Stucco repair
28,945 SF
Specialist crews taking a building start to finish, so the same hands that open the wall close it.
Beryl item 2.0 · INSP-C
Decorative banding
3,669 LF
Carried inside the stucco crew rather than let separately, so the band and the field wall are the same hand and the profile matches.
Beryl item 2.0 · INSP-C
Foam features and shutters
71 shutters
Removed, tagged by unit, stored and re-installed by the crew that took them off.
Beryl item 2.0 · INSP-E
Carpentry — sheathing, framing, fascia, soffit
213 LF fascia · 270 LF soffit
A carpentry crew working one step ahead of the lath, so nothing is covered before it is sound.
Unit costs U2, U3, U4 · INSP-B
Windows
117 openings
Removed, flashed and re-set by the carpentry crew. Flashing and the window are one operation by one crew, never split between two.
Beryl items 3A, 3B · INSP-D
Interior work at window returns
117 returns
Drywall and texture one day, paint the next, following two days behind the window so the resident’s unit is a three or four day event, not an open one.
Beryl item 3A · Notice N-4
Exterior painting
724,912 SF
Painting crews released building by building, only after the stucco repair has been signed off and the substrate has passed its moisture and pH check.
Florida Paints §18 · INSP-E
Paint material
Full system
Florida Paints, as named in the specification, with the manufacturer’s representative on site through the job and the ten-year material warranty running on it.
Florida Paints specification
Scaffolding, netting and access
89,088 SF
Erected and struck with the yard rotation, inspected and tagged by a competent person every morning. Ladder jacks reach the wall above a lanai, footed on grade or slab, so nothing bears on a resident’s porch roof.
OSHA 1926 Subpart L · INSP-G
Gutters and downspouts
36 LF / 50 LF
Removed, stored and re-installed to the unit they came off, by the building crew.
Beryl item 2.0 · INSP-E
Site clean, waste and yard management
7 yards
Dueall self-perform, every day. Grounds magneted, dumpsters covered and locked, and the yard secured before the crews leave.
INSP-G
RECONSTRUCTION EXPERTISE
How Our People Are Built for This Work
VALHALLA OF BRANDON POINTE
Staffing Guide Page 4 of 5 August 2026
Restoration is not new construction performed later. It is the work of correcting conditions
that already exist, on occupied buildings, using assemblies that must be opened, diagnosed and rebuilt
correctly the first time. At Valhalla that means 28,945 SF of stucco repair opened on 74 occupied buildings
before 724,912 SF of coating goes over it. Dueall staffs and trains specifically for that discipline.
Restoration Specialization
Our project leadership works in restoration and reconstruction as a full-time discipline, not as an
occasional assignment.
Building envelope and water-intrusion remediation
Stucco, cladding, waterproofing and sealant systems
Structural and framing repair at existing conditions
Occupied-property phasing and resident coordination
Manufacturer Relationships
We work directly with the manufacturers of the systems we install, and we bring them in early. On this
project that is Florida Paints, named in the specification.
HP-1 pre-start meeting with the Florida Paints representative before any work
System selection matched to field conditions, not catalog assumptions
Substrate approval and detail review before the first coat
The ten-year material warranty protected through documented compliance
Manufacturer Rep Field Validation
We routinely ask the manufacturer’s representative to inspect our work in place and validate our
methods.
HP-5 mock-up and drawdown cards approved before any production painting
Independent confirmation that installation matches published requirements
Written field reports added to the project record
HP-8 manufacturer acceptance before final payment and retainage
In-House & Engineer-Led Training
Traditional construction education programs do not address reconstruction and restoration. Dueall
closes that gap directly.
In-house training programs developed for restoration work
Specialized training conducted with Engineers
Focused on identifying and correcting construction defects
Equally focused on preventing the same defects from recurring
What this means for Valhalla. The people assigned to this project have been trained
for defect correction and prevention; the Florida Paints system will be reviewed with the manufacturer before
the first coat; and the manufacturer’s representative will be on the property through the job to inspect and
validate the work as it is installed. The Association and Beryl Project Engineering receive that documentation
as part of the project record.
CONTACTS & REQUIREMENTS
Who to Call, and What We Need to Start
VALHALLA OF BRANDON POINTE
Staffing Guide Page 5 of 5 August 2026
Who to Contact
If you need…
Contact
Role on this project
Schedule, sequence, a building’s dates
Project Manager, Dueall
Escalates to the Project Executive
Anything on site, today
Site Superintendent, Dueall
On site full time during working periods, per Beryl spec p.10
David Griffith, Greenacre Properties dgriffith@greenacre.com · (813) 293-8646
Property manager
Paint system, product substitution, field reports
Scott Belko, Florida Paints (407) 866-3015
Manufacturer representative
Pay applications, lien releases, closeout
Project Coordinator, Dueall
Escalates to the Project Executive
Beryl spec p.8: there can be no verbal agreements between the Contractor and the
Association. Modifications are requested in writing by either party, and any extra work needs a written work
order before it starts. Escalation runs Site Superintendent → Project Manager → Project
Executive, and each step has authority to act — nothing waits for the next level to be available.
What We Need from the Owner and Engineer
From the Association and Greenacre Properties
Bathrooms for the crews. Dueall has confirmed it will not use portable toilets on the
property, in line with Beryl spec p.10. Across five crews and 60 weeks the location and walking
distance from each live yard matter, so the facilities need naming yard by yard rather than in
principle.
Electric is excluded by the specification, so crews run off their own generators.
Hose-bib water is permitted provided the bibs are restored to their prior condition.
Background checks on anyone Dueall puts on the property, available on request for any
worker on the job. The cost is already carried in the base bid, so the Association can ask for them
at award rather than part way through.
From Beryl Project Engineering
Inspection attendance on the scheduled dates. Five crews against two fronts means an
inspection that slips a day pushes the building behind it, not just the one being inspected.
The mock-up building designated in time for approval on 5 November 2026, ahead of the
first paint start.
The keyed site plan confirming building numbers, so the sequence, the notices and the
inspection record all carry the same building identity from day one.
