Condo concrete restoration in Fort Lauderdale

Fitting restoration into 180 days

1. Ask the engineer for repair documents as soon as the safety report is drafted
2. Bid the same scope to qualified restoration contractors with written disclosures
3. Apply for permits straight away and agree the stack-by-stack schedule with residents
4. If the work cannot finish in time, ask the Building Official early about the timeframe

Repair rules in Fort Lauderdale

• Repairs are due within 180 days of the report unless the Building Official sets another timeline, and the engineer or architect gives the owner and the city a sealed letter, valid for up to 180 days, on whether the building may stay occupied during the work.
• The Broward program expressly includes balconies, elevated decks, and docks and seawalls that are attached to or support a structure, and it states that parking garages and guardrails are not exempt.
• Broward building officials reported 155 required Phase 2 milestone inspections in 2025, while 7 of the county's 31 municipal building officials did not report that year.
• BORA Policy 05-05 treats the Broward safety inspection as compliance for both Phase 1 and Phase 2 of the state milestone inspection.
• A late report goes to a Special Magistrate or the Code Enforcement Board, and a building whose required repairs are not made can be found unsafe and sent to the Unsafe Structures Board.
• The Building Official may allow up to 60 more days to file the report, and up to 60 days to obtain repair permits on a written request with a sealed statement that the building may stay occupied.

How we handle concrete restoration in Fort Lauderdale

Fort Lauderdale gives 180 days from the report to finish repairs unless the Building Official sets another date, and keeping an active permit is the condition for any longer timeline. We line up the repair contractor early, and coordinate the engineer's occupancy letter and the amended report the city expects once the work is done.[1][4]

Permits for condo concrete restoration in Fort Lauderdale

• City of Fort Lauderdale Development Services, Permitting Services: Building Safety Inspection Program notices, report review and repair permits

How does a restoration project run?

1. The engineer's report identifies the deterioration and recommended repairs.
2. A Florida-licensed engineer prepares repair drawings and specifications, often the engineer who did the inspection.
3. Qualified restoration contractors bid on the same scope, each disclosing any interest in the inspection firm as the statute requires.
4. The contractor obtains permits from the local building department.
5. Repairs proceed in phases, usually stack by stack, with shoring where the engineer requires it.
6. The engineer observes the work, and the building department inspects and closes the permits.

What deadlines apply to repairs?

The state sets the outer limit of 365 days from the Phase 2 report for repairs to commence, and each county or city must adopt its own repair ordinance. Fort Lauderdale's program allows 180 days from the safety report unless the Building Official sets otherwise, and the City of Miami gives 60 days after filing a recertification report to obtain repair permits without a violation.[3][1][5]

Who may bid on the repairs?

Any design professional or contractor licensed under chapter 489 who bids on repairs recommended by a milestone inspection may not have an interest in the inspection firm, or be a relative of someone who does, unless it is disclosed to the association in writing. Without the disclosure, the contract is voidable.[3]

Frequently asked questions