Spalling is concrete cracking and breaking away, usually over reinforcing steel that is corroding and expanding. Under Florida's milestone law, cracks and similar surface defects count as substantial structural deterioration only if the engineer or architect inspecting the building decides they are a sign of it, and that finding triggers Phase 2 testing and the rule that repairs must commence within 365 days (s. 553.899(2)(b), (7) and (11)).
General information, not legal or engineering advice.
What is concrete spalling?
Spalling is when the surface of concrete cracks, flakes or breaks away. On condo balconies the usual cause is corrosion of the reinforcing steel: as steel rusts it expands and pushes the concrete cover off. Rust stains, hollow-sounding concrete and cracks along slab edges or around railing posts are the early signs.
When does Florida law treat spalling as structural?
The milestone law defines substantial structural deterioration as substantial structural distress or weakness that negatively affects the building's general structural condition and integrity. Surface imperfections such as cracks, distortion, sagging, deflection, misalignment, leakage or peeling finishes are excluded unless the licensed engineer or architect performing the inspection decides they are a sign of it [1]. If they do, Phase 2 is required.
What should the board do now?
- Keep people safe. If concrete is loose or falling, block off the area below and tell the engineer.
- Record it. Photos, locations and dates help the engineer and show the board acted.
- Get an engineer's assessment rather than a quick patch.
- Check the declaration for who maintains balconies and railings.
- Plan building-wide. Spalling on one balcony usually means the same exposure elsewhere.
How common are concrete repairs?
Concrete was the most common repair on the 903 Phase 2 milestone repair permits Florida building departments reported for 2024 and 2025, ahead of electrical and structural work [2].
How repairs are planned
An engineer designs the repair; a qualified contractor removes damaged concrete, treats or replaces corroded steel, restores the concrete and seals it; the building department inspects under a permit. If a Phase 2 report found substantial structural deterioration, repairs must commence within 365 days [1]. See balcony restoration.
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Frequently asked questions
Is a little spalling on one balcony a big deal?
It is a reason to have an engineer look. On its own it may be a maintenance item, but the same cause often affects other balconies, and only the engineer or architect can say whether it is a sign of substantial structural deterioration.
Should owners fix their own balconies?
Check the declaration for who maintains balconies. Structural repairs need an engineer's design and a permit, and are usually best done building-wide.
Can spalling be painted over?
Painting over spalling hides it without fixing the corroding steel, and it can hide deterioration from the next inspection.
Sources
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
