Vendors & Subcontractors

Build With Latitude 98

Latitude 98 works with qualified vendors, subcontractors, suppliers and speciality service providers throughout Central Florida to support residential, community-focused, aviation and special-use development projects.

We seek dependable companies that take pride in their work, communicate clearly, maintain safe job sites and consistently meet project requirements.

Our goal is to build long-term relationships with experienced trade partners capable of supporting projects from site preparation and ground-up construction through rehabilitation completion and warranty service.

Opportunities for Qualified Trade Partners

Latitude 98 may engage vendors and subcontractors for projects involving:

• Single-family home development
• Duplex, triplex and fourplex construction
• Infill residential development
• Build-to-rent projects
• Affordable housing
• Veteran housing
• Workforce and attainable housing
• Residential rehabilitation
• Fix-and-flip properties
• Fix-and-hold properties
• Hurricane Homes
• Scattered-site construction
• Disaster-recovery and replacement housing
• Airport and aviation development
• Aircraft hangars
• Maintenance and FBO facilities
• Special-use real estate
• Custom development projects

Project availability depends on current development activity, location, schedule, qualifications and the needs of each project.

Trades and Services We May Need

Latitude 98 may seek companies providing the following trades and services:

• Site clearing and demolition
• Earthwork and grading
• Excavation
• Underground utilities
• Stormwater and drainage
• Concrete and foundations
• Masonry
• Structural steel
• Pre-engineered metal buildings
• Framing
• Roofing
• Exterior cladding
• Stucco
• Windows and exterior doors
• Impact-rated openings
• Garage and hangar doors
• Drywall
• Insulation
• Painting
• Flooring
• Tile
• Cabinetry and countertops
• Finish carpentry
• Plumbing
• Electrical
• Heating, ventilation and air conditioning
• Fire protection
• Low-voltage systems
• Security systems
• Solar and backup-power systems
• Landscaping and irrigation
• Fencing and gates
• Asphalt and paving
• Striping and signage
• Final cleaning
• Waste removal
• Material supply
• Equipment rental
• Speciality aviation construction

This list is not exhaustive. Latitude 98 may require additional trades, suppliers and professional services depending on the project.

Residential Construction

Latitude 98 develops new homes and small residential projects throughout Central Florida.

Residential trade opportunities may involve:

• Site preparation
• Foundations and slabs
• Wood or masonry construction
• Structural framing
• Roofing
• Impact windows and doors
• Mechanical, electrical and plumbing systems
• Interior finishes
• Exterior improvements
• Landscaping
• Punch-list work
• Warranty service

We value subcontractors who understand residential production, custom construction and the coordination required when several trades are working on a property at the same time.

Affordable and Veteran Housing

Affordable and veteran housing projects may involve public agencies, housing authorities, nonprofit organisations, lenders and other community partners.

Trade partners working on these projects may need to follow:

• Project-specific construction standards
• Funding-program requirements
• Accessibility requirements
• Wage or labour requirements, when applicable
• Reporting procedures
• Inspection requirements
• Material and product specifications
• Resident or neighborhood coordination rules
• Public procurement requirements
• Defined completion schedules

Latitude 98 seeks companies that can perform quality work while maintaining cost awareness and complying with the additional documentation these projects may require.

Scattered-Site Construction

Scattered-site programs may involve constructing or rehabilitating homes on multiple noncontiguous properties.

These projects require subcontractors capable of:

• Working across several locations
• Following standardised plans and specifications
• Coordinating multiple permits and inspections
• Managing materials efficiently
• Maintaining consistent workmanship
• Providing accurate scheduling information
• Documenting work at each address
• Responding quickly to site-specific issues
• Completing punch-list and closeout items promptly

Trade partners should have the supervision, transportation and administrative capacity necessary to manage work at multiple active sites.

Residential Rehabilitation

Latitude 98 acquires and improves existing properties that may require cosmetic renovation, major rehabilitation or complete repositioning.

Rehabilitation opportunities may involve:

• Selective demolition
• Structural repairs
• Roof replacement
• Electrical upgrades
• Plumbing repairs
• HVAC replacement
• Water-intrusion correction
• Mould-remediation coordination
• Window and door replacement
• Interior renovation
• Exterior repairs
• Accessibility improvements
• Energy-efficiency upgrades
• Code correction
• Fire- or storm-damage repairs
• Completion of unfinished construction

Existing properties often contain concealed conditions. Subcontractors should be prepared to document unforeseen issues, provide clear pricing and receive written authorisation before performing additional work.

Hurricane Homes and Resilient Construction

Hurricane Homes and other resilient projects may require products, systems and workmanship beyond conventional residential construction.

Potential requirements may include:

• Continuous structural load paths
• Enhanced roof attachment
• Engineered connections
• Impact-rated windows and doors
• Reinforced exterior openings
• Water-resistant building-envelope systems
• Durable exterior materials
• Improved drainage
• Backup power
• Generator or battery systems
• Solar readiness
• Approved products and assemblies
• Project-specific engineering
• Detailed inspection documentation

Trade partners must follow the approved plans, engineering details, manufacturer instructions and applicable product approvals.

No subcontractor should substitute materials or alter engineered assemblies without written authorisation.

Airport and Aviation Construction

Aviation development can require specialised construction experience and close attention to operational safety.

Potential opportunities may include:

• Aircraft hangars
• Hangar condominiums
• FBO facilities
• Aircraft maintenance buildings
• Flight-school facilities
• Fuel facilities
• Aviation offices
• Airport access improvements
• Aprons and aircraft parking
• Taxiways
• Runway-related work
• Airport utility infrastructure
• Aviation commercial space
• Specialty storage

Vendors and subcontractors working at active airports may be required to follow airport access, security, vehicle-control and operational procedures.

Aviation contractors should disclose relevant experience with long-span structures, hangar doors, aircraft clearances, specialised pavement, fuel systems and airport construction.

Special-Use Projects

Latitude 98 may also develop properties that do not fit a traditional residential construction model.

Potential special-use projects may include:

• Community facilities
• Educational buildings
• Emergency-resilience facilities
• Faith-based facilities
• Adaptive-reuse projects
• Recreational properties
• Specialty storage
• Mixed-use community properties
• Unusual or entitlement-intensive developments

These projects may require specialised trade experience, additional coordination and project-specific compliance procedures.

Material Suppliers and Manufacturers

Latitude 98 welcomes relationships with manufacturers, distributors and suppliers that can provide dependable products, competitive pricing and reliable delivery.

Potential supply categories may include:

• Lumber
• Concrete and masonry materials
• Structural steel
• Pre-engineered building systems
• Roofing
• Windows and doors
• Insulation
• Drywall
• Plumbing fixtures
• Electrical equipment
• HVAC equipment
• Cabinets and countertops
• Flooring and tile
• Exterior finishes
• Fasteners and connectors
• Generators and backup-power equipment
• Solar equipment
• Aviation-specific building systems
• Site and landscaping materials

Suppliers should provide accurate lead times, warranty information, product approvals and delivery requirements.

Minimum Qualification Standards

Vendors and subcontractors may be required to demonstrate:

• Appropriate trade experience
• Active licenses where required
• Required registrations
• General liability insurance
• Workers’ compensation insurance or valid exemption
• Commercial automobile insurance when applicable
• Ability to meet project-specific insurance limits
• Qualified supervision
• Trained personnel
• Reliable transportation and equipment
• Financial and operational capacity
• Safety practices
• Relevant project references
• Ability to meet schedules
• Accurate invoicing and documentation
• Willingness to comply with written contracts

Additional requirements may apply to public, affordable-housing, aviation or speciality projects.

Licensing

Each vendor or subcontractor is responsible for maintaining all licenses, registrations and certifications required to perform its work.

Latitude 98 may request:

• State contractor license
• Local competency license
• Business license
• Professional certification
• Specialty-trade certification
• License number
• License expiration date
• Qualifying-agent information
• Applicable manufacturer certifications

Registration with Latitude 98 does not authorise a company to perform work outside the scope of its license.

Insurance Requirements

Before beginning work, subcontractors may be required to provide current certificates of insurance.

Coverage may include:

• Commercial general liability
• Workers’ compensation
• Employer’s liability
• Commercial automobile liability
• Professional liability
• Pollution liability
• Builder-related specialty coverage
• Umbrella or excess liability

Required limits and additional-insured endorsements will depend on the project and subcontract agreement.

Insurance must remain active throughout the company’s work and any required warranty period.

Bonding Capacity

Certain projects may require bid, payment or performance bonds.

Companies should disclose:

• Whether they are bondable
• Current bonding capacity
• Single-project bonding limit
• Aggregate bonding limit
• Surety company
• Surety contact
• Relevant bonded-project experience

Lack of bonding capacity does not necessarily prevent a company from being considered for projects that do not require bonding.

Safety Expectations

Latitude 98 expects every trade partner to maintain a safe and professional work environment.

Subcontractors are responsible for:

• Complying with applicable safety laws
• Providing trained supervision
• Supplying required personal protective equipment
• Maintaining safe tools and equipment
• Keeping work areas organised
• Protecting residents, visitors and neighbouring properties
• Reporting incidents promptly
• Correcting unsafe conditions
• Following site-specific safety plans
• Securing materials and equipment
• Maintaining required safety documentation

Repeated safety violations may result in removal from a project or disqualification from future work.

Quality Standards

Work must comply with:

• Approved plans
• Project specifications
• Applicable building codes
• Manufacturer instructions
• Product approvals
• Engineering requirements
• Permit conditions
• Accepted industry standards
• Written subcontract requirements

Subcontractors are expected to inspect their own work before requesting review.

Deficient or incomplete work must be corrected within the required timeframe.

Scheduling and Coordination

Construction schedules depend on every trade performing its work in the correct sequence.

Trade partners are expected to:

• Review the project schedule
• Confirm manpower and material availability
• Communicate delays promptly
• Coordinate with preceding and following trades
• Attend required meetings
• Protect completed work
• Complete assigned work before requesting inspection
• Return for punch-list corrections
• Provide closeout documents on time

Failure to communicate schedule problems can affect the entire project.

Pricing and Proposals

Proposals should clearly identify:

• Project name and location
• Scope of work
• Labor
• Materials
• Equipment
• Allowances
• Exclusions
• Assumptions
• Schedule
• Payment terms
• Warranty
• Permit responsibilities
• Applicable taxes
• Proposal expiration date

Pricing should be complete enough to allow Latitude 98 to compare scope and identify gaps.

Unclear exclusions or incomplete proposals may delay review.

Change Orders

No additional work should be performed without written authorisation unless immediate action is necessary to protect life or property.

Change-order requests should identify:

• The reason for the change
• The additional or reduced scope
• Labor and material costs
• Schedule impact
• Supporting documentation
• Required design or permit revisions
• Effect on other trades

Verbal discussions do not automatically authorise additional compensation.

Invoicing and Payment Documentation

Invoices may require:

• Project name
• Property address
• Contract or purchase-order reference
• Approved schedule of values
• Percentage complete
• Current billing
• Previous payments
• Remaining balance
• Approved change orders
• Supporting invoices
• Delivery receipts
• Inspection status
• Conditional or unconditional lien waivers
• Updated insurance documents
• Progress photographs

Payment procedures will be established by the applicable contract.

Incomplete or inaccurate billing documents may delay processing.

Lien Releases and Closeout

Subcontractors and suppliers may be required to provide:

• Conditional lien waivers
• Unconditional lien waivers
• Final payment affidavits
• Supplier releases
• Warranty documents
• Manufacturer warranties
• Product information
• Inspection records
• Test reports
• As-built information
• Operation and maintenance manuals
• Final photographs

Final payment may depend on completion of all contractual and closeout requirements.

Warranty Service

Trade partners are expected to stand behind their work.

Warranty responsibilities may include:

• Responding to reported defects
• Inspecting alleged problems
• Correcting covered work
• Coordinating access
• Protecting surrounding finishes
• Documenting repairs
• Completing warranty work promptly

The applicable warranty period and obligations will be defined in the subcontract or purchase agreement.

Vendor Diversity

Where applicable, Latitude 98 welcomes information regarding certifications such as:

• Veteran-owned business
• Service-disabled veteran-owned business
• Minority-owned business
• Woman-owned business
• Disadvantaged business enterprise
• Small business enterprise
• Local business certification
• Other public-agency certifications

Certifications should be current and supported by documentation.

Certification does not guarantee selection, but it may be relevant to projects with participation goals or reporting requirements.

Local and Central Florida Trade Partners

Latitude 98 values vendors and subcontractors that understand Central Florida construction conditions, including:

• Local building departments
• Weather and moisture conditions
• Wind-resistant construction
• Stormwater requirements
• Material availability
• Regional labour conditions
• Local inspection practices
• Residential construction methods
• Airport operating environments
• Public and mission-driven projects

Service-area coverage should be clearly stated during registration.

Information Companies Should Provide

Companies interested in working with Latitude 98 should be prepared to provide:

• Legal company name
• Trade name
• Business address
• Primary contact
• Telephone number
• Email address
• Website
• Trade or service category
• Geographic service area
• Years in business
• Ownership structure
• License number
• License type
• License expiration date
• Insurance information
• Workers’ compensation information
• Bonding capacity
• Number of employees
• Available crews
• Typical project size
• Relevant project experience
• Current workload
• References
• Safety record
• Public-project experience
• Affordable-housing experience
• Residential experience
• Aviation experience
• Resilient-construction experience
• Vendor-diversity certifications
• Emergency-service capability

This information reflects the recommended vendor-registration structure for the Latitude 98 website.

Qualification and Selection Process

Company Registration

The company provides its business, trade, licensing, insurance and experience information.

Preliminary Review

Latitude 98 reviews the company’s qualifications, service area, capacity and alignment with current project needs.

Document Verification

Licenses, insurance, certifications and references may be verified.

Project Opportunity

When an appropriate project becomes available, Latitude 98 may invite qualified companies to review plans or submit pricing.

Proposal Evaluation

Proposals may be evaluated based on:

• Scope completeness
• Experience
• Qualifications
• Capacity
• Schedule
• Price
• Safety
• References
• Insurance
• Project-specific requirements

Contracting

Selected companies must execute the required subcontract, purchase order or service agreement before beginning work.

Selection Is Project-Specific

Registration does not guarantee:

• Prequalification
• Inclusion on a bidder list
• An invitation to bid
• Award of work
• Minimum project volume
• Exclusive status
• Future contracts
• Reimbursement of estimating expenses

Vendor and subcontractor selection is based on the needs of each project.

Latitude 98 may use competitive bidding, negotiated pricing, direct procurement or another lawful selection method depending on the project.

Professional Conduct

Latitude 98 expects trade partners to conduct themselves professionally when interacting with:

• Property owners
• Residents
• Public officials
• Inspectors
• Design professionals
• Lenders
• Other subcontractors
• Neighbors
• Airport personnel
• Community partners

Harassment, discrimination, threatening behaviour, substance abuse, theft or deliberate property damage will not be tolerated.

Confidentiality

Vendors and subcontractors may receive confidential project information, including:

• Property acquisition details
• Plans and specifications
• Pricing
• Budgets
• Owner information
• Resident information
• Security procedures
• Airport access information
• Development strategies
• Unreleased project details

Confidential information may not be shared without authorisation.

Project photographs, plans or details should not be posted publicly unless Latitude 98 has provided written approval.

Independent Contractor Relationship

Unless otherwise established in writing, vendors and subcontractors perform their work as independent businesses.

They are responsible for:

• Their employees and workers
• Payroll
• Taxes
• Insurance
• Licensing
• Tools
• Equipment
• Supervision
• Safety
• Means and methods of construction
• Compliance with applicable laws

Registration or performance of work does not create an employment, partnership or joint-venture relationship with Latitude 98.

Building Long-Term Trade Relationships

Latitude 98 seeks vendors and subcontractors who want to grow through consistent performance and professional collaboration.

Strong trade relationships can create:

• Better project coordination
• More reliable schedules
• Improved quality
• Faster problem resolution
• Consistent construction standards
• Repeat bidding opportunities
• Greater familiarity with project expectations
• Long-term development relationships

The companies that communicate clearly, perform quality work and stand behind their commitments are best positioned to participate in future Latitude 98 projects.