Concrete spalling repair in Boca Raton
Fix the cause, not just the patch.
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We arrange and coordinate spalling repairs for condo and co-op associations in Boca Raton, working to the rules of the City of Boca Raton Building Recertification Department from the first notice to the final report.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
Concrete is among the most common Phase 2 repairs Florida building officials report, and in Boca Raton spalling repairs run on the local rules below. Boca's guidelines add a specific inspection of underground and lower-level garages. Boca recertifies at 30 years, or 25 within three miles of the coast, with threshold buildings at 30.
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Who this is for
Boards and managers seeing loose concrete, rust stains or exposed steel on balconies, columns, beams, garages or walkways.
Spalling repairs and the Boca Raton deadlines
- The guidelines single out underground and lower-level garages, citing low ground elevation, a shallow and rising water table, porous ground and a corrosive coastal environment, and add an inspection of how the garage has been maintained.
- Covered buildings recertify at 30 years, or at 25 years for condo and co-op properties within three miles of a coastline as defined in s. 376.031; threshold buildings recertify at 30 years.
- Once the city finds the report sufficient, the owner has 365 days to start the repairs under permit, unless the Building Official or engineer of record sets a shorter time, and the repair permit must stay active. After the work, the engineer re-inspects and files a sealed letter or amended report.
- Palm Beach County, home to Boca Raton, was one of the three counties with the most required Phase 2 inspections in 2024.
- The guidelines list railings, guardrails and balcony and terrace enclosures among the facade items the engineer examines, and unpermitted balcony enclosures must be identified and legalized before the building can be recertified.
How we handle spalling repairs in Boca Raton
Because Boca counts underground parking levels as stories, garage slabs and columns under a condo can bring the whole building into the program. When the recertification finds repairs, we line up a contractor who works to the engineer's scope and collect the photos and reports the city expects with the resubmittal.[2]
Permits in Boca Raton
- City of Boca Raton Building Division: Building Recertification Inspection Program notices, schedule and filings
When is spalling structural?
The statute excludes surface imperfections such as cracks, distortion, sagging, deflection, leaks and peeling finishes from substantial structural deterioration unless the licensed engineer or architect performing the inspection decides they are a sign of it. That professional judgment decides whether Phase 2 testing is required.[4]
What a proper spalling repair involves
- Sounding the area to find delaminated concrete beyond what is visibly broken
- Removing concrete behind the steel so new material can bond around it
- Cleaning, treating or replacing corroded reinforcing steel as the engineer specifies
- Repair mortar or concrete, then coatings or sealants to slow water and salt getting back in
What to do while you wait for repairs
If pieces are falling, tell the engineer and keep people away from the area below. The engineer may recommend netting, barricades or shoring until the repair is done.
| Topic | Rule in Boca Raton | Source |
|---|---|---|
| Structures covered | Boca asks engineers to give deck slabs and plaza decks special attention. | Boca Raton guidelines |
| Fees | The city charges $500 per recertification. | City of Boca Raton |
| Timing | The city publishes a recertification schedule for 2027 to 2031. | City of Boca Raton |
| Filing | Recertification is filed online or by mail to the Building Recertification Department. | City of Boca Raton |
| Notice | Boca sends its Notice of Required Inspection at least 365 days before the deadline. | Boca Raton guidelines |
| Report deadline | Boca's engineers give the city three business days' notice of each inspection, and drafts go to the city too. | Boca Raton guidelines |
Frequently asked questions
Does salt air change the inspection schedule in Boca Raton?
Covered buildings recertify at 30 years, or at 25 years for condo and co-op properties within three miles of a coastline as defined in s. 376.031; threshold buildings recertify at 30 years. Spalling starts when moisture and chlorides reach the steel, so early repair keeps the scope small.
Is Boca Raton on a 25 or 30-year schedule?
Condo and co-op properties within three miles of a coastline recertify at 25 years, others at 30, and threshold buildings at 30.
Does a two-story building over a parking garage count in Boca Raton?
Boca's program counts uninhabitable stories such as underground parking when deciding whether a building is three stories or 50 feet, so it may be covered even if the state law would not count those levels.
Sources
- Recertification Guidelines, Building Recertification Inspection Program, City of Boca Raton. Accessed October 28, 2026.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- Chapter 2022-269, Laws of Florida (SB 4-D), approved May 26 2022, Florida Department of State / Laws of Florida. Accessed October 27, 2026.
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