Phase 2 milestone inspection in Boca Raton
Testing and a repair program when Phase 1 finds deterioration.
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We arrange and coordinate Phase 2 inspections 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
Phase 2 adds destructive or nondestructive testing when Phase 1 finds substantial structural deterioration, and in Boca Raton it follows local filing rules as well as s. 553.899. Palm Beach County was among the three counties with the most required Phase 2 inspections in 2024. Some Palm Beach County jurisdictions accept a combined Phase 1 and Phase 2 inspection.
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Who this is for
Associations whose Phase 1 report found substantial structural deterioration, and boards preparing for the cost of the repairs that usually follow.
Phase 2 repair costs in the state data
OPPAGA counted 903 Phase 2 repair permit applications for 2024 and 2025, from under $1,000 to $30 million. The average permit value was $337,229 in 2024 and $496,236 in 2025, and the most common repairs were concrete, electrical and structural.
Phase 2 in Boca Raton
- Palm Beach County, home to Boca Raton, was one of the three counties with the most required Phase 2 inspections in 2024.
- OPPAGA reported that some Palm Beach County jurisdictions accept a single combined Phase 1 and Phase 2 inspection.
- Boca Raton's guidelines say its recertification combines Phase 1 and Phase 2 of the state milestone inspection into one inspection that meets and exceeds s. 553.899 and Chapter 18 of the Florida Building Code, Existing Building.
- The report combines a Structural Report and an Electrical Report on the city's own forms, with a narrative and color photos. The engineers tell the Building Official three business days before each inspection so city inspectors can attend, and any draft given to the owner goes to the city at the same time.
- Applications are made online or by mail to the Building Recertification Department at 200 NW 2nd Avenue, with the submittal form, checklists, written reports, photos and payment; the coordinator is on 561-393-7894.
How we handle Phase 2 inspections in Boca Raton
In Boca Raton the city program and the state milestone law cover similar buildings with slightly different tests. Boca counts underground parking toward its three-story or 50-foot threshold, so a building the state would not count can still be on the city's schedule. We check the published 2027 to 2031 schedule and scope one inspection for both where the city allows it.[3][4]
Permits in Boca Raton
- City of Boca Raton Building Division: Building Recertification Inspection Program notices, schedule and filings
What does Phase 2 testing involve?
The inspector decides the testing, which can be destructive, such as cores or opening up a slab edge, or nondestructive. The statute tells the inspector to prefer locations that are least disruptive and most easily repaired while still representative of the structure. Plan for unit access, noise and temporary protection.[4]
Phase 2 deadlines
- Within 180 days of the Phase 1 report: progress report to the building department with a timeline for completing Phase 2
- On completion: sealed Phase 2 report and summary to the association, any non-condo owner and the building official
- Within 45 days of receiving it: summary to every owner
- Within 365 days of the Phase 2 report: repairs for substantial structural deterioration must have commenced, or the building department must check whether the building is unsafe for occupancy
| Topic | Rule in Boca Raton | Source |
|---|---|---|
| Repairs | Boca gives 365 days from its sufficiency determination to start repairs under an active permit. | Boca Raton guidelines |
| Who signs | The city uses separate electrical and structural safety report checklists. | City of Boca Raton |
| Who signs | Boca applies the state threshold building definition of more than three stories or 50 feet. | City of Boca Raton |
| Structures covered | Railings, guardrails and balcony enclosures are facade items in Boca's inspection. | Boca Raton guidelines |
| Structures covered | Boca's guidelines add a specific inspection of underground and lower-level garages. | Boca Raton guidelines |
| Structures covered | Boca asks engineers to give deck slabs and plaza decks special attention. | Boca Raton guidelines |
Frequently asked questions
What happens after a Phase 2 finding in Boca Raton?
Palm Beach County, home to Boca Raton, was one of the three counties with the most required Phase 2 inspections in 2024. The Phase 2 report also sets out the repairs the engineer recommends, which become the repair scope.
How do we file in Boca Raton?
Online, or by mail to the Building Recertification Department at 200 NW 2nd Avenue with the submittal form, checklists, reports, photos and payment.
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
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- 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.
- 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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