Owner Guide · Renovation Project Coordination · Palm Beach County, FL
Quick Answer
Our pricing page lists project coordination as "Free under $1,000 · 10% over $1,000," and our project coordination page describes the fee as 10% of total project cost on projects over $1,000. Vendor invoices are billed at cost with no markup, the owner contracts directly with licensed and insured vendors, and the fee is separate from the monthly management, leasing, and renewal fees. In a hypothetical $4,000 project, the fee would be $400 ($4,000 × 10%).
By Jean Taveras, Broker-Owner, Atlis Property Management · Updated October 2026
Most owners have seen a renovation bill and wondered what part of it was the work and what part was someone's margin. That question is hard to answer when coordination is folded into a contractor's lump sum or added as a markup on every invoice. A published coordination fee answers it on the first line.
This guide explains the 10% model exactly as our pricing and project coordination pages publish it, works through hypothetical examples with every input stated, and covers what the fee does and does not include. It quotes no average renovation costs or returns, because those depend on your home and your bids. For the difference between coordinating a project and managing day-to-day maintenance, see our guide to project coordination versus management.
The Fee, Exactly as Published
Two Atlis pages describe the fee, and they say the same thing in different words.
- Our pricing page lists it as: "Project coordination · Free under $1,000 · 10% over $1,000."
- Our project coordination page calls it a "Transparent coordination fee" and describes it as "A published 10% of total project cost on projects over $1,000, and nothing hidden." The same page says projects under $1,000 are "Coordinated at no fee."
- The project coordination page also says vendor costs are billed at cost: "You pay the contractor's exact invoice, never marked up."
Three details matter. First, as the project coordination page words it, the fee is 10% of total project cost on projects over $1,000, not 10% of only the amount above $1,000. Second, under the pricing page's "Free under $1,000," a project under that line carries no coordination fee at all. Third, the fee is the only Atlis charge on the project; the trades bill you at their invoice.
How the Math Works: Three Hypothetical Projects
The examples below are hypothetical. Every input is an assumption chosen to show the arithmetic, not a typical or expected cost for any home. Your own itemized bids are the only numbers that apply to your property.
| Hypothetical project | Trade invoices (assumed) | Coordination fee | Owner total |
|---|---|---|---|
| Single-trade fix: replace a bathroom vanity faucet and supply lines | $750 | $0 (under $1,000) | $750 |
| Make-ready: paint, flooring repair, fixtures | $4,000 | $400 ($4,000 × 10%) | $4,400 ($4,000 + $400) |
| Kitchen refresh: cabinets refaced, counters, lighting | $12,000 | $1,200 ($12,000 × 10%) | $13,200 ($12,000 + $1,200) |
Notice what the table does not contain: a markup column. Because vendor invoices pass through at cost, the trade line is the trade's own price, and the coordination line is the only addition. Because the published fee is a percentage of total project cost, an approved change order that raises the total would raise the fee in proportion. In the hypothetical make-ready, an approved $600 change order would bring the trade invoices to $4,600 ($4,000 + $600) and the fee to $460 ($4,600 × 10%).
A practical tip: ask for the coordination fee to be shown on every bid summary, next to the trade totals. Seeing the hypothetical $400 fee next to its $4,000 scope ($4,000 × 10%) before you approve it is the whole point of a published fee.
Questions to ask any renovation coordinator
- How is the fee calculated, and where is it published?
- Are vendor invoices passed through at cost, and will I see the originals?
- Who signs the contract with each trade, and who pulls the permit?
- How is a project defined if a turn includes several separate jobs?
- How are change orders priced, approved, and recorded?
- What does the final walkthrough check, and do I get the punch list?
Get written answers to every one of those from any coordinator before the first bid goes out. A clear answer to the fourth question matters most on a busy turn, because the way jobs are grouped decides which fee line applies.
Why a Published Percentage Instead of a Hidden Margin
Renovation coordination gets paid for one way or another. The question is whether you can see it. Owners usually meet three structures:
- A general contractor's lump sum. Overhead and profit sit inside the bid. That can be the right structure for structural or multi-trade work, but you cannot easily separate coordination from construction.
- A markup on vendor invoices. The manager or contractor adds a percentage to each bill. Unless the original invoices are shown, the owner may not know the markup exists.
- A published coordination fee. Trades bill at cost, and the coordination charge is a separate, stated line.
None of these is automatically cheapest. The published-fee model is the one that lets you compare. You can take the same itemized scope to a general contractor, ask for a lump sum, and see which total is lower and which schedule is shorter. Our guide to project manager versus general contractor walks through that comparison, and our article on why one contractor can be riskier than you think covers the controls any structure needs.
What the Coordination Covers
The project coordination page lays out a four-step process and the services behind it. In summary:
- Walkthrough and scope. The condition is documented and a prioritized scope is built around your budget.
- Transparent bids. You receive itemized vendor bids from our vetted local network and approve them before any work begins.
- Coordinated execution. Vendors are scheduled, progress is checked, and change orders come to you for written approval.
- Inspect and re-list. A final walkthrough and punch list confirm the work matches the approved scope before the home goes back to market.
Around those steps, the page lists a single point of contact, so you make one call instead of ten, and on-site coordination with check-ins and vendor accountability. It also covers the types of projects coordinated, from make-ready turns to cosmetic renovations and major renovations with licensed trades. Our make-ready and renovation management page explains how this fits between tenants.
What the Fee Does Not Change
The coordination fee buys coordination. It does not change who does the construction or who is responsible for it. The project coordination page states: "Atlis acts as the owner's project coordinator and disbursing agent. Owners contract directly with independent, licensed and insured vendors. Atlis does not act as a general contractor unless specifically licensed and contracted to do so." It also says licensed trades pull their own permits when required.
The fee is also separate from the rest of the fee schedule. Our pricing page lists the monthly management fee, the leasing fee, lease renewal, and project coordination as separate lines; for single-family homes and condos, the monthly fee is 7% to 9% of collected rent with a $200 monthly minimum. The leasing fee and renewals are billed separately from that monthly fee, so read the full page before you budget a turn.
Weighing the Fee Against Vacancy
On a rental, the cost that rarely shows up on an invoice is the rent the home does not earn while work drags on. As of October 7, 2026, PBP Real Estate reported median asking rents of $3,900 a month in Palm Beach Gardens and $4,800 in Jupiter. Converted to a day, that is about $128 ($3,900 × 12 ÷ 365) and $158 ($4,800 × 12 ÷ 365).
Now compare the hypothetical $400 fee from the table. At the Palm Beach Gardens median, it equals about 3.1 days of rent ($400 ÷ ($3,900 × 12 ÷ 365)). At the Jupiter median, about 2.5 days ($400 ÷ ($4,800 × 12 ÷ 365)). That gives you a plain test: if coordination is likely to shorten the turn by more than that, prevent a redo, or save you hours you value, the fee pays for itself. If the project is a single trade you can schedule and check yourself, it may not. Citywide medians are not your rent, so use our vacancy loss calculator with your own numbers.
Common Mistakes Owners Make Evaluating Coordination Fees
- Comparing a fee to a lump sum. Price the same itemized scope under each option before deciding.
- Assuming no fee means no cost. A markup on invoices, or a schedule that runs long, costs money too.
- Misreading the threshold. Our project coordination page publishes the fee as 10% of total project cost on projects over $1,000, not 10% of the excess.
- Skipping written change orders. Scope that grows without approval is where budgets break.
- Ignoring vacancy. Days without rent belong in the comparison.
- Over-scoping. Finishes chosen for personal taste may never earn back their cost in rent. Our guide to strategic upgrades in Jupiter rentals helps set priorities.
- Forgetting the association. Many Palm Beach County communities require approval before work starts, which sets the real start date.
For repairs that come up between tenants, our guide to common rental repairs in Jupiter homes covers what owners usually see.
How Atlis Runs a Coordinated Project
The model is simple on purpose: the fee sits on its own line, and the trades bill at their invoice. Every coordinated project starts with a written scope and itemized bids you approve, runs on written change orders, and ends with a final walkthrough before the home is listed. Vendor invoices reach you at cost, as our eight written guarantees commit to with no-markup maintenance. Once the work is done, our average lease-up is 21 days.
From Our Files
On one takeover, we opened 69 work orders in the first 48 days. Each one was logged, scoped, assigned to a vendor, and documented with what was done and when. That is what coordination looks like day to day: not one big decision, but many small ones, each with a scope, an approval, and a record. The owner could see every item and its status, which is the same visibility a published coordination fee is meant to give on a larger project.
Frequently Asked Questions
How much does Atlis charge to coordinate a renovation?
Our pricing page lists project coordination as "Free under $1,000 · 10% over $1,000." Our project coordination page describes it as a published 10% of total project cost on projects over $1,000, and says projects under $1,000 are coordinated at no fee. In a hypothetical $4,000 project, the fee would be $400 ($4,000 × 10%), and the owner's total would be $4,400 ($4,000 + $400). Vendor costs are billed at the contractor's exact invoice and never marked up.
Is the 10% charged on the whole project or only the amount over $1,000?
On the whole project. The project coordination page describes the fee as 10% of total project cost on projects over $1,000. The $1,000 on our pricing page is the line that decides whether the fee applies, not an amount subtracted first. So in a hypothetical $4,000 project, the fee is $400 ($4,000 × 10%), not $300 (($4,000 − $1,000) × 10%). The same page says projects under $1,000 are free. Ask for the fee in writing on every bid so you can see it next to the trade costs.
Are vendor invoices marked up on top of the coordination fee?
No. Our project coordination page says vendor costs are billed at cost, meaning you pay the contractor's exact invoice, never marked up, and our guarantees include no-markup maintenance with original invoices provided. The coordination fee is the only Atlis charge on a coordinated project, and it appears as its own line. That separation is the point of the model: you can see what the work costs and what the coordination costs, and compare each with any other option.
Is the coordination fee part of the monthly management fee?
No. Our pricing page lists project coordination on its own line, separate from the monthly management fee. The leasing fee and lease renewal are also billed separately, and the same page lists each one. For single-family homes and condos, the monthly fee is 7% to 9% of collected rent with a $200 monthly minimum. Read the pricing page and your management agreement together so you know which charge applies to which service before any project starts.
Who signs the contract with the contractor?
The owner. Our project coordination page says Atlis acts as the owner's project coordinator and disbursing agent, that owners contract directly with independent, licensed and insured vendors, and that Atlis does not act as a general contractor unless specifically licensed and contracted to do so. Licensed trades pull their own permits when required. That structure keeps each vendor responsible for its own work and keeps the coordination fee separate from the cost of construction.
When is a 10% coordination fee worth paying?
When the coordination saves more than it costs, in time, in avoided mistakes, or in your own hours. One way to test it is vacancy. At the Palm Beach Gardens median asking rent of $3,900 a month, as of October 7, 2026, a hypothetical $400 fee equals about 3.1 days of rent ($400 ÷ ($3,900 × 12 ÷ 365)). If coordination shortens the turn or prevents a redo, it can pay for itself. For a small, single-trade job you can manage yourself, it may not.
If you have a turn or renovation coming up, we can walk the home, build a written scope, and show you itemized bids with the coordination fee on its own line, so you can decide with the full picture.
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About the Author
Jean Taveras is the Broker-Owner of Atlis Property Management (FL Brokerage CQ1071712), a boutique, broker-led residential management firm headquartered on PGA Boulevard in Palm Beach Gardens. Atlis manages single-family homes, townhomes, condos, and small multifamily across Palm Beach County and backs every account with eight written guarantees. Questions about a specific property: 561.473.3664 or info@atlispm.com.
