You want to arrive in Palm Beach to sunshine, not surprises. Seasonal living can be effortless here if you plan around condo rules, vendor schedules, and hurricane season. With the right timeline and partners, you can enjoy a turnkey home that works on your calendar. This guide gives you practical steps to manage approvals, renovations, deliveries, and day-to-day logistics across Palm Beach Island and the West Palm Beach–Boca Raton–Delray Beach corridor. Let’s dive in.
Seasonal rhythm in Palm Beach
Peak season typically runs from December through April. Buildings are full, service providers are busy, and delivery windows book up fast. The off season spans late spring through fall, which often gives you more flexibility to schedule work.
Hurricane season runs June 1 through November 30. The highest risk months are usually August through October. Plan your projects, travel dates, and vendor commitments with these windows in mind. For official timing and preparedness tips, review the National Hurricane Center’s overview of Atlantic hurricane season.
Know your building rules early
Rules vary widely by building. Before you set dates or order products, confirm policies with management and ask for them in writing.
Moves, deliveries, and elevators
- Many associations restrict large deliveries and moves to weekdays and set hours.
- Service elevator reservations are common, often with deposits and elevator pads.
- Book your slot 2 to 6 weeks in advance when possible.
Contractor access and noise windows
- Most buildings require vendors to register at security and provide a certificate of insurance that names the association as an additional insured.
- Expect limits on noisy work and strict weekday work hours.
Alterations and approvals
- Interior and exterior changes often require written approval. Flooring, plumbing changes, window replacements, and balcony or A/C work are frequently reviewed by an Architectural Review or Alteration Committee.
- For legal context, condo governance is covered by Florida Statutes Chapter 718. If your home is in an HOA, see Chapter 720.
Permits and inspections
- Some work requires municipal permits and inspections in addition to HOA approvals. The Florida Building Code sets statewide standards and local building departments enforce permits and inspections. Learn more at the Florida Building Code.
- Buildings commonly ask for copies of permits before work begins.
Approval timelines vary by building and scope:
- Minor cosmetic updates: days to 2–4 weeks.
- Moderate interior changes that touch mechanicals: 2–8 weeks plus permit time.
- Major renovations or impact window projects: 6–12+ weeks for approvals and permits.
Renovations and installations: when and how
Best timing
- Off season is ideal for disruptive work. You will find fewer neighbor conflicts and a better shot at contractor availability.
- Plan around hurricane season. Build in buffer time for potential storm delays.
Typical lead times
- Small service calls: often 3–14 days in high season.
- Custom materials like cabinetry, countertops, and windows: 6–12+ weeks.
- Permits and inspections: 2–12+ weeks depending on scope and backlog.
- Elevator and loading reservations: 2–6 weeks ahead for big deliveries.
Product choices for coastal living
- Choose corrosion-resistant materials for hardware and HVAC components.
- Use moisture-tolerant materials and proper ventilation to discourage mold and mildew.
- Many coastal buildings require or encourage impact-rated windows and doors.
Sample renovation and delivery timeline
- 3–6+ months before completion: Define budget, select your general contractor, and request preliminary feedback from the association if needed.
- 8–12 weeks before start: Submit alteration forms and seek written association approval.
- 6–12+ weeks before start: Order long-lead materials like custom cabinetry, appliances, and impact windows.
- 4–12+ weeks before start: Pull municipal permits and confirm target dates for elevator and loading reservations.
- During the project: Schedule weekly check-ins and mid-project photo updates. Aim for cleaning and walkthrough 48–72 hours before you arrive.
Hurricane-season planning and insurance
Coastal properties may be in FEMA flood zones and wind-prone areas. Review your flood and wind coverage with a licensed insurance professional and know your deductibles.
- Check your property’s flood zone using the FEMA Flood Map Service Center.
- Confirm whether your building or area requires windstorm coverage and what deductibles apply.
- Plan for shutter or impact window checks, balcony item storage, and a post-storm inspection protocol.
- Review the National Hurricane Center’s season dates and guidance before summer.
Home-watch, access, and vendor coordination
If you leave for months at a time, a reliable home-watch provider is a smart safeguard.
What home-watch typically includes
- Routine checks for water leaks, HVAC status, and security.
- After-storm inspections with photo reports.
- Keyholding, vendor meet-and-greets, and pre-arrival coordination for cleaning and stocking.
How to vet providers
- For licensed trades, use the Florida Department of Business and Professional Regulation to confirm active licenses.
- Ask for certificates of insurance, including general liability and workers’ compensation.
- Request references and clarify whether the provider is bonded or carries errors and omissions insurance.
- Put the scope in writing, including what counts as an emergency, spending limits for urgent repairs, and who authorizes decisions when you are unavailable.
Coordination basics that save time
Assign a single point of contact to manage approvals and scheduling. Before work begins, gather:
- Association approval letter and municipal permits.
- Signed contract with scope, timeline, and payment terms.
- Certificates of insurance and vendor registration with the building.
- Confirmed elevator reservation and delivery plan.
Practical access and security tools
- Use a managed lockbox, smart lock with temporary codes, or secure keyholding through a vetted provider. Some buildings restrict exterior lockboxes, so confirm rules first.
- Smart thermostats and water sensors can reduce hands-on checks. Verify any camera or device rules with your association.
Parking and storage logistics
- Expect assigned spaces and limited guest parking that often requires registration. Provide clear visitor instructions to avoid towing.
- Long-term vehicle storage is best handled off site. Confirm insurance implications for a stored vehicle.
- Storage lockers may be available for rent, but supply can be limited. If you need off-site storage, choose climate-controlled facilities to protect wood, textiles, and electronics.
- During renovations, coordinate furniture removal and debris handling with your contractor and building. Confirm insurance for items in transit and in storage.
Seasonal checklists you can use
Pre-arrival: 4–8 weeks out
- Confirm move, delivery, and service-elevator policies with your association. Reserve your time slots.
- Schedule HVAC maintenance, a plumbing check, and pest control.
- Set up home-watch or keyholding and update emergency contacts.
- Book arrival-day cleaning and, if desired, grocery or linen services.
- Set a USPS hold or forwarding and verify package handling with management.
- Confirm homeowners, flood, and wind insurance are current. Keep claims contacts handy.
Arrival and during your stay
- Test A/C, water shutoffs, main breaker, and any shutters.
- Review emergency exits and access points for vendor teams.
- Confirm parking passes and visitor instructions for guests.
Pre-departure: 1–2 weeks out
- Book departure cleaning and laundry.
- Set thermostat to safe vacancy settings and enable remote alerts.
- Close and lock windows and doors, secure balcony items, and store valuables.
- Confirm home-watch frequency and plans for perishable disposal.
Long-vacancy maintenance
- Schedule weekly or bi-weekly home-watch visits, with immediate checks after named storms.
- Maintain HVAC operation to manage humidity and keep pest control active.
- Continue pool or spa service if applicable.
How Sharon helps you live seasonally, simply
You want a polished, low-maintenance home that aligns with your calendar. Sharon brings design-forward staging, condo-board fluency, and hands-on oversight to help you plan ahead and avoid friction. From aligning your timeline with building approvals to coordinating vendors and arrival-day details, you get white-glove guidance tailored to Palm Beach Island and the surrounding metro. When the goal is a turnkey, collector-worthy residence, thoughtful preparation is the simplest luxury.
Ready to make your Palm Beach seasons effortless? Schedule a private consultation with Sharon Sweet.
FAQs
When is the best time to renovate a Palm Beach condo?
- Off season, typically May through October, often provides the least disruption and better contractor availability. Build in buffer time for hurricane season and confirm your building’s work-hour rules.
How long do Palm Beach condo approvals take?
- Minor cosmetic updates can take days to a few weeks. Major projects that touch mechanicals or exteriors often take 6–12+ weeks when you include association meetings and municipal permits.
Do I need flood or wind insurance for a seasonal condo in Palm Beach?
- Many coastal properties require flood and wind coverage. Check your flood zone using FEMA’s Flood Map Service Center and review windstorm deductibles with a licensed insurer.
What should I require from contractors for condo work?
How do I plan deliveries and installations in a Palm Beach condo?
- Reserve the service elevator and loading area well in advance, confirm weekday delivery windows, and arrange for debris removal. Some buildings require deposits and elevator pads.
How should I prepare my seasonal home for hurricane season in Palm Beach?
- Confirm shutter or impact-window readiness, secure balcony items, and set a home-watch plan for pre- and post-storm checks. Review timing and safety guidance from the National Hurricane Center’s hurricane season overview.
