Questions builders
and developers ask.

A shell contractor builds the structural frame and exterior envelope of a building — foundation, framing, roof deck, and exterior sheathing. A general contractor manages the entire project end-to-end, including interior finishes, MEP systems, and final delivery. In Florida, shell contractors are typically engaged by GCs or developers as a specialized trade partner on luxury custom and multi-family projects, working under FBC (Florida Building Code) 8th Edition requirements.

We serve four Florida counties in the Tampa-Sarasota metro: Hillsborough (Tampa, Brandon, Riverview), Pinellas (St. Petersburg, Clearwater), Manatee (Bradenton, Lakewood Ranch, Palmetto), and Sarasota (Sarasota, Venice, North Port). We do not currently work outside these four counties.

No. We are a B2B contractor partnership. Our clients are luxury custom-home builders and multi-family developers. Homeowners working on a custom home should engage a general contractor first; we then partner with that GC to deliver the shell. If you are a homeowner and want a referral to a builder we work with, contact us and we will introduce you to a GC partner.

Wood-frame shells, concrete masonry unit (CMU) block shells, and hybrid shells (CMU first floor with wood-frame second floor — common in Florida coastal construction). For multi-family up to five stories, we also do stick-built and modular framing systems. We do not currently do cold-formed steel framing, though that is on our roadmap.

A shell package typically includes: foundation and slab work, exterior wall framing or CMU, interior load-bearing walls, roof truss installation, roof decking, exterior sheathing, and structural connectors. It does not include MEP rough-in (electrical, plumbing, HVAC), interior partition framing, finishes, windows, doors, or roofing material — those are scoped separately by the GC. Every quote is itemized so the GC sees exactly what is in scope.

We price by square footage with adjustments for complexity, story count, structural system (wood vs CMU vs hybrid), site access, and schedule. For luxury custom homes, our typical shell-package pricing runs $250K–$1M depending on size and structural system. For multi-family, we price per-unit with mobilization economies. All quotes are fixed-price, not time-and-materials, with a clear change-order process if scope shifts mid-project.

Mobilization is typically 2–4 weeks from signed contract for custom homes, 4–8 weeks for multi-family depending on phasing. Once we are on site, a typical 4,000 sq ft custom home shell takes 8–14 weeks; multi-family pacing depends on building count and phased turnover schedule. Storm season (June–November) can extend timelines on coastal projects; we factor weather contingency into every schedule.

Yes. We hold an active Florida CGC (Certified General Contractor) license through DBPR, carry general liability and workers' compensation insurance, and provide a certificate of insurance to every GC partner before starting work. We are also drug-free workplace certified and E-Verify participants per Florida statute.

All our shells are built to FBC (Florida Building Code) 8th Edition wind-load requirements with HVHZ (High-Velocity Hurricane Zone) compliance where applicable. We use engineered Simpson Strong-Tie and USP connectors, hurricane straps at every truss-to-wall connection, and rated sheathing with the proper nailing schedule. We coordinate directly with the structural engineer of record on every project to verify load paths.

We run three full crews and ship 50+ active projects annually. We commit to a fixed schedule at contract signing and update the GC weekly with progress photos and milestone notes. If we miss a milestone, you hear from us before you ask. We do not over-commit our crews — if we cannot meet your start date, we say so up front rather than promising and slipping.

Progress photos at every major milestone (foundation pour, framing complete, roof on, shell handoff) are included on every project. Drone footage is available on request for flagship projects — typically used for marketing material the GC or developer wants to publish. We coordinate with FAA Part 107 certified pilots.

Yes. Our multi-family experience includes phased turnover for projects ranging from 12 to 200 units. We coordinate with the developer's superintendent on building sequence, pad delivery, MEP rough-in handoff, and phased TCO (Temporary Certificate of Occupancy) timing. For larger developments, we typically dedicate a project manager and a lead foreman to your site full-time.

Change orders are documented and priced before any work proceeds — we will not absorb scope changes silently and will not bill for work outside the original scope without written approval. Our change-order process is a one-page document signed by the GC, with cost and schedule impact noted. We aim to turn change orders around within 48 hours of the request.

No. We focus exclusively on new construction shells and framing. Structural renovations, second-story additions, and load-bearing wall removals on occupied homes require a different operational rhythm than new builds, and we have chosen to specialize. If you have a renovation project, we are happy to refer you to GCs in our network who handle that work.

Send us your architectural drawings (DWG, PDF, or Plangrid link) and target start date via the contact form, by email to info@framingandshell.com, or by phone at 941.213.8465. We will review the plans, walk the site if it is within our service area, and send a fixed-price shell-package quote within 5–7 business days. For multi-family or complex projects, a pre-bid call helps us scope accurately.