Five Key Solutions to Help Your Club Succeed

As Southwest Florida continues to be a prominent and rapidly growing area for private clubs and communities, the market is saturated with unique opportunities to plan for facility and amenity upgrades that will help clubs remain competitive. While this brings much excitement to the local private club industry, it also presents the area with unique construction-related challenges. Here, we identify five key issues impacting club development and renovation projects in Southwest Florida and how best to mitigate these obstacles to meet member expectations.

1.  Labor Shortages and Skilled Trade Constraints

CHALLENGE: The ongoing construction boom across Florida has created a significant labor shortage, particularly for skilled trades like electricians, carpenters, and HVAC technicians. In fact, the Associated Builders and Contractors (ABC) organization reported in 2023 that Florida would need over 500,000 additional construction workers to meet demand by 2026. Some projects in Naples and Sarasota have seen delays of 3-6 months due to subcontractor availability.

Southwest Florida’s growth has also led to saturated demand for top-tier general contractors. In 2023, the Lee Building Industry Association reported that over 80% of contractors were operating at or beyond full capacity. Today, private clubs and communities must compete with luxury residential and resort developers for scheduling and pricing, as these developers have multi-million-dollar projects and more buying power for skilled construction labor.

SOLUTION: When it is difficult to source reliable local trades, it is important to have long-standing partnerships with broader regional contractors and subcontractors that can help accomplish project goals and timeframes. Working with a club architect like Chambers with established contractor partners with club-specific experience offers clubs a direct connection to qualified contractors that understand the nature of private club projects.

During the planning process, Chambers works closely with our contractor partners to provide detailed schematic design documents that outline a refined scope of work. This ensures a clear understanding of the project and helps to reduce risk premiums that are incorporated into cost estimates. By involving the contractor in the planning process and preliminary design phase of the project, budgetary expectations become clear and manageable for all parties involved throughout the remaining phases of the project.

Project timing and construction phasing are also key. Scheduling construction to coincide with the off-season helps align labor needs with availability in the area. This process, however, does not begin the day that shovels meet the ground—it hinges on the timing of the planning and design process. Clubs should select a master planning partner that understands the importance of strategic scheduling to ensure detailed documentation efforts and permitting are complete prior to construction beginning in the off-season. Chambers’ master planning team includes financial planners, architects, interior designers and procurement specialists that have a holistic understanding of how all project elements—from construction to furniture installation—relate to the overall project budget and schedule.

2. Material Costs and Supply Chain Issues

CHALLENGE: Five years post-pandemic, construction material prices remain volatile and can be exacerbated by global supply disruptions and regional demand spikes. According to the National Association of Home Builders (NAHB), softwood lumber prices rose 35% from Q3 2022 to Q2 2023, impacting lumber, steel, concrete, and specialty finishes. Without a proper plan in place, this can easily lead to significant cost overruns due to price escalation, as well as delays in receiving imported furniture and fixtures.

SOLUTION: Private club renovations are comprised of unique design elements with many custom features related to both building architecture and interior design. Engaging an experienced contractor early in the process can help establish clear project goals and navigate changes that occur as construction progresses. This way, contractors can work with clubs and design teams to explore value-engineering options without sacrificing design vision. This early engagement also helps the club understand the complexity and challenges of construction during design phase so they can communicate updates to the community in a transparent manner as the project continues.

The same can be said for interior procurement related to furnishings, finishes, equipment and accessories. Clubs should engage a knowledgeable interior purchasing partner like Chambers from the onset of the design process to lock in pricing early and ensure as much flexibility as possible. For seamless integration, selecting a design partner with in-house procurement capabilities helps things run smoothly throughout the project. Our in-house procurement team works hand in hand with our architects and designers throughout implementation to assess lead times and select alternative materials when needed, all while maintaining quality and meeting member expectations.

3. Hurricane Resilience and Regulatory Pressures

CHALLENGE: Florida’s coastal location necessitates stringent hurricane codes, including building elevation standards, reinforced roofing systems, and stormwater runoff management. Local code enforcement has become even stricter following recent storms like Hurricane Ian in 2022, which led the Florida Building Commission to introduce tighter structural requirements in zones most affected by storm surge, such as Collier and Lee counties. For example, clubs on the Gulf coast must now account for Base Flood Elevation (BFE) and stricter wind load ratings.

SOLUTION: Now more than ever, it is critical for private club architects in Florida to maintain a clear understanding of ever-evolving code restrictions. By engaging structural engineers early in the process, private club architects and designers can work together to ensure all building designs exceed minimum code requirements while addressing the unique functional needs of the club. Chambers prides itself on being able to skillfully blend aesthetics with performance to create resilient structures that will serve communities for decades to come. Plus, our dedicated team in our Naples office has a local understanding of the Florida climate, jurisdiction requirements, and design and construction methods relevant for the area.

4. Environmental and Land-Use Restrictions

CHALLENGE: Coastal and inland environmental protections often require approvals from multiple agencies, including the South Florida Water Management District (SFWMD) and Florida Department of Environmental Protection (FDEP). In some cases, club expansion projects may require an 18-month permitting process due to proximity to protected wetlands and mangroves, as any changes to impervious surfaces or stormwater management plans trigger additional review.

SOLUTION: During the planning process, it is important to conduct pre-design environmental and site feasibility studies. Chambers works with experienced local civil engineers and land use consultants to gain a thorough understanding of potential site constraints and design with sustainability in mind. This ensures potential design concepts are feasible from the onset, saving time and money later in the process as concepts become more refined during design and documentation. As plans take shape, improvements should be phased to align with permit schedules, ensuring necessary approvals are received in time for desired construction timelines, all while protecting sensitive areas.

5. Rising Insurance Costs and Financial Risk Aversion

CHALLENGE: Insurance premiums in Florida have surged following repeated hurricane losses in recent years. According to the Insurance Information Institute, Florida insurance rates rose an average of 40% in 2023 alone. As private club managers consider the operational impacts of these increases, some clubs have reduced their budgets for capital projects as Club boards have become more conservative in their financial decisions.

SOLUTION: First and foremost, club and community planning programs should be designed with efficiency and sustainability in mind, ensuring that plans include elements with long-term value and opportunities for operational savings wherever possible. Additionally, components like storm-hardened design features should also be considered. This not only adds to the safety and stability of a structure but can also be used as a tool for insurance negotiation to help mitigate rising insurance costs.

Regardless of rising costs, private clubs and communities must continue to invest in their facilities to remain competitive and relevant in the local marketplace. And while rising costs across the industry shouldn’t deter clubs from planning ahead altogether, it does require a modified approach to planning for both routine infrastructure updates as well as aspirational visions for elevated facilities and amenities. Clubs should continue to plan holistically for their near-term and long-term future, while phasing improvements that prioritize member needs in manageable, low-risk pieces that can be implemented over time as funds become more readily available.

Conclusion

Southwest Florida continues to be a thriving and desirable market for private clubs and communities as they plan for the next iteration of their member and resident experience. As the area is faced with these unique construction challenges, Chambers remains inspired by the opportunities available to each club and community through proper planning, early contractor and subcontractor involvement, leveraging private club expertise, and staying abreast of changing rules and regulations.

With a local presence and national experience within the private club industry, Chambers is well-equipped to understand the complexity of the construction process in areas across the country, and especially in Florida. By selecting a planning, architecture, design and procurement partner like Chambers that can help your club or community proactively address these key obstacles, we can collectively continue delivering transformative, high-impact projects that align with club visions, improve home values, and exceed member expectations for years to come.