Concrete spalling repair in Fort Lauderdale
Fix the cause, not just the patch.
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We arrange and coordinate spalling repairs for condo and co-op associations in Fort Lauderdale, working to the rules of the City of Fort Lauderdale Building Services 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 Fort Lauderdale spalling repairs run on the local rules below. Fort Lauderdale's first safety inspection comes at 25 years for every covered building, then every ten years. Repairs are due within 180 days of the report unless the Building Official sets another timeline.
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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 Fort Lauderdale deadlines
- 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.
- 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.
- 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.
How we handle spalling repairs 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][2]
Permits in Fort Lauderdale
- City of Fort Lauderdale Development Services, Permitting Services: Building Safety Inspection Program notices, report review and repair permits
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 Fort Lauderdale | Source |
|---|---|---|
| Coastal rule | Fort Lauderdale's first safety inspection comes at 25 years for every covered building, then every ten years. | City of Fort Lauderdale |
| Notice | Notices go out by certified mail between 1 June and 31 August each year. | City of Fort Lauderdale |
| Report deadline | The safety report is due within 180 days of the notice, on separate structural and electrical forms. | City of Fort Lauderdale |
| Filing | Reports are filed online in the LauderBuild Plan Room, and the review fee is $375. | City of Fort Lauderdale |
Frequently asked questions
Does salt air change the inspection schedule in Fort Lauderdale?
Fort Lauderdale applies Broward's Building Safety Inspection Program under BORA Policy 05-05. The first inspection is due at 25 years from the certificate of occupancy, for coastal and inland buildings alike, and the next ones every ten years from the year the first was required. Spalling starts when moisture and chlorides reach the steel, so early repair keeps the scope small.
How long do we have for repairs in Fort Lauderdale?
180 days from the report unless the Building Official sets another timeline. Longer work needs an active permit and the engineer's approved timeline.
How common are Phase 2 findings in Broward?
Broward building officials reported 155 required Phase 2 milestone inspections in 2025.
Sources
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Broward County Board of Rules and Appeals Policy #05-05, Building Safety Inspection Program (effective 9 August 2024), Broward County Board of Rules and Appeals (copy linked from the City of Fort Lauderdale BSIP page). 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.
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