Post-tensioned slab repair in Fort Lauderdale
Specialist assessment before anyone cuts into a tensioned slab.
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We arrange and coordinate post-tensioned slab 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
Post-tensioned slabs need a repair engineer who understands stressed tendons, and in Fort Lauderdale the work runs on the local permit and repair windows below. Repairs are due within 180 days of the report unless the Building Official sets another timeline. Balconies, parking garages, guardrails and attached seawalls are inside the Broward program.
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Who this is for
Associations whose milestone or engineer's report mentions post-tensioning, tendon corrosion or slab deflection, and buildings with post-tensioned garage decks.
Post-tensioned slabs and the Fort Lauderdale rules
- 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.
- The electrical report is prepared by a Florida-licensed professional who specializes in electrical design, and anyone removing electrical covers for the inspection must show NFPA 70E and OSHA 1910 training.
- For threshold buildings, more than three stories or 50 feet tall, the structural portion is prepared by a Florida-licensed professional who specializes in structural engineering and qualifies as a Special Inspector.
- Exempt from the program are structures under 3,500 square feet, residential buildings of up to four units and three stories, fee simple townhouses and some public buildings.
How we handle post-tensioned slab 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
Signs the engineer will look at
- Rust staining or efflorescence along a line on the slab underside
- Cracking or deflection in post-tensioned slabs and beams
- Corroded tendon anchors at slab edges
- Water leaking through garage decks onto tendons
How repairs are approached
The engineer locates tendons before any cutting, decides whether tendons need to be repaired or replaced, and specifies shoring. Work is done by contractors experienced with post-tensioned systems, under a building permit.
| Topic | Rule in Fort Lauderdale | Source |
|---|---|---|
| State data | Broward reported 155 required Phase 2 milestone inspections in 2025. | OPPAGA 26-04 |
| 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
Do parking levels count under the Fort Lauderdale rules?
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. Never cut or core a post-tensioned slab without the engineer locating the tendons first.
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.
Are balconies and garages part of the Fort Lauderdale inspection?
Yes. The Broward policy includes balconies, elevated decks and attached docks and seawalls, and says parking garages and guardrails are not exempt.
Who prepares the electrical report in Fort Lauderdale?
A Florida-licensed professional who specializes in electrical design, using the separate electrical inspection form.
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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