As Orlando's premier remodeling contractors, ZLS Contractors is proud to serve the heart of Central Florida with over a decade of exceptional craftsmanship and professional service. Orlando is home to a diverse mix of historic neighborhoods, modern developments, and everything in between. From charming bungalows in College Park to luxury estates in Dr. Phillips, contemporary condos downtown to family homes in Baldwin Park, we've seen it all.
Orlando's unique position as Central Florida's economic and cultural hub means our clients have high expectations for quality, reliability, and professionalism. We've built our reputation by consistently exceeding those expectations. Over the years, we've transformed hundreds of Orlando properties with meticulous attention to detail and superior craftsmanship.
Whether you're in downtown Orlando, the historic districts, or the thriving neighborhoods throughout the city, we understand the specific needs of Orlando homeowners and property managers. From restoring historic Craftsman homes in Colonialtown to modernizing mid century properties in Malibu Groves, from refreshing luxury estates in Isleworth to maintaining commercial properties downtown, our team brings the expertise and dedication that Orlando residents and businesses deserve.
We're not just contractors. We're your neighbors, committed to enhancing the beauty and value of properties throughout our community.
Proudly Serving Orlando
Our Services in Orlando
Why Orlando Homeowners Choose ZLS Contractors
Orlando Neighborhoods We Serve
Every Orlando neighborhood has its own character, and we tailor our approach to match. In College Park, one of Orlando's most sought after historic districts, we regularly work on 1920s and 1930s era bungalows and Craftsman homes. These properties require careful attention to original trim profiles, wood siding, and period appropriate finishes. We've completed dozens of exterior restorations along Edgewater Drive and the surrounding tree lined streets, preserving the charm that makes College Park special.
In Baldwin Park, the master planned community built on the former Orlando Naval Training Center, the homes are newer but still benefit from regular maintenance and upgrades. We handle everything from stucco repairs on Mediterranean style villas to full exterior refreshes on contemporary townhomes. The HOA requirements in Baldwin Park are detailed, and our team is well versed in working within those guidelines.
Downtown Orlando and the surrounding districts, including Thornton Park, Lake Eola Heights, and the Milk District, present a unique mix of historic homes, renovated bungalows, and modern infill construction. We've helped property owners throughout these areas with drywall restoration, popcorn ceiling removal, and complete interior transformations.
For homeowners in the luxury communities of Dr. Phillips and Isleworth, we bring an elevated level of service. These larger estates often require multi phase projects covering exterior stucco work, interior refinishing, cabinet restoration, and trim carpentry. Our project management approach ensures every phase is coordinated and completed to the highest standard.
Local Orlando Project Examples
Our portfolio reflects the diversity of Orlando's housing stock. One recent project in the Conway area involved a complete exterior transformation of a 1970s block home. The existing stucco had developed widespread cracking from decades of Florida heat and moisture cycles. We removed the failing sections, applied new base coat and finish coat stucco, and completed the exterior with fresh trim work and pressure washed surfaces. The homeowner was thrilled with the result and the property looked like new construction.
In the College Park neighborhood, we completed an interior renovation for a homeowner who had purchased a 1940s bungalow. The project included removing popcorn ceilings throughout the home, repairing plaster damage in every room, installing new crown molding, and refinishing the kitchen cabinets. The entire project took three weeks, and we maintained a clean, organized jobsite throughout.
We also recently finished a commercial project near the International Drive corridor, where a property management company needed the exteriors of three buildings refreshed. The scope included stucco patching, pressure washing, and full exterior finishing on over 40,000 square feet of surface area. We completed the project on schedule and within budget, earning a long term maintenance contract with the management company.
Florida Climate Considerations for Orlando Homes
Orlando's subtropical climate creates specific challenges that every homeowner should understand. The combination of intense UV exposure, heavy summer rainfall, high humidity, and the occasional tropical storm means building exteriors take a beating year after year.
Stucco is the dominant exterior surface material across Orlando, and it requires regular inspection and maintenance. Hairline cracks can develop from thermal expansion cycles, where daytime temperatures climb into the 90s and nighttime temperatures drop significantly. If left unaddressed, moisture enters through these cracks, leading to mold growth behind the surface and eventual structural damage. We recommend Orlando homeowners schedule a professional stucco inspection at least once a year, ideally before hurricane season begins in June.
Hurricane preparedness is another critical consideration for Orlando properties. While Central Florida doesn't take direct hits as frequently as coastal areas, tropical storms and hurricanes still bring sustained high winds and heavy rain. Loose stucco sections, damaged trim, and compromised soffits can become hazards during a storm. Our team helps homeowners prepare by addressing these vulnerable areas proactively, ensuring your home's exterior envelope is secure before severe weather arrives.
Humidity and moisture also affect interior surfaces. Drywall in Orlando homes can develop soft spots, bubbling, or mold if moisture barriers fail or if there's inadequate ventilation. We encounter these issues regularly in older Orlando homes, particularly in bathrooms, laundry rooms, and areas near exterior walls.
Orlando Building Permits and Regulations
Navigating Orlando's permitting process can be complex, but our team handles it regularly and knows the system well. The City of Orlando requires building permits for most exterior and interior renovation work that goes beyond simple cosmetic updates. Structural repairs, window replacements, significant stucco remediation, and electrical or plumbing modifications all require permits.
Orange County has its own permitting office for properties outside the Orlando city limits. If your home is in unincorporated Orange County, such as parts of Dr. Phillips, Conway, or the Pine Hills area, the permitting process goes through the county rather than the city. Our team handles both jurisdictions and knows the specific requirements for each.
For projects in designated historic districts, such as parts of College Park and the Lake Eola Historic District, additional approvals may be required from the city's Historic Preservation Board. These reviews ensure renovations maintain the architectural integrity of the neighborhood. We have extensive experience navigating these requirements and can guide you through the process.
As a licensed general contractor (CGC1540267), ZLS Contractors pulls all necessary permits on your behalf and coordinates inspections throughout the project. This protects you as the homeowner and ensures all work meets Florida Building Code standards.
Frequently Asked Questions: Orlando Remodeling
How long does a typical exterior remodeling project take in Orlando?
Most residential exterior projects in Orlando take between one and three weeks, depending on the scope. A straightforward stucco repair and exterior refresh on a standard single family home typically takes five to seven working days. Larger projects involving full stucco remediation, trim replacement, and multiple surfaces can take two to three weeks. We provide a detailed timeline during your free estimate.
Do I need a permit for remodeling work in Orlando?
In most cases, yes. The City of Orlando and Orange County both require building permits for renovation work that goes beyond simple cosmetic changes. As your licensed general contractor, ZLS Contractors handles all permit applications, inspections, and closeouts on your behalf. This is included in our service and ensures your project meets all Florida Building Code requirements.
What is the best time of year for exterior work in Orlando?
Orlando's climate allows for year round exterior work, but the ideal window is from October through May when humidity is lower and afternoon thunderstorms are less frequent. That said, our team works effectively in all seasons and plans around Florida's weather patterns. We monitor forecasts closely and adjust schedules to ensure quality results regardless of the time of year.
How do you handle Orlando's hurricane season?
We encourage homeowners to schedule exterior inspections and repairs before hurricane season begins in June. Our team identifies vulnerable areas such as loose stucco, damaged soffits, and compromised trim that could become hazards during high winds. If you need storm damage repairs after a weather event, we also handle insurance claim projects and can work directly with your insurance adjuster.
Do you work in Orlando's historic districts?
Absolutely. We have extensive experience working in Orlando's historic neighborhoods, including College Park, Colonialtown, and the Lake Eola Historic District. We understand the Historic Preservation Board requirements and use materials and techniques that respect the original character of these homes while providing modern durability and protection.