Phase 2 milestone inspection in Fort Lauderdale

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 in Fort Lauderdale

• BORA Policy 05-05 treats the Broward safety inspection as compliance for both Phase 1 and Phase 2 of the state milestone inspection.
• 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.
• Reports are digitally signed and sealed and uploaded as separate files through the BSIP application in the LauderBuild Plan Room; paper submissions are no longer accepted, and the review fee is $375.
• 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.

How we handle Phase 2 inspections in Fort Lauderdale

Fort Lauderdale boards plan around a summer notice season. Letters arrive between June and August, the report is due 180 days later, and repairs are due 180 days after the report, so a building noticed in July is usually repairing by the following summer. Because BORA counts the Broward inspection as both milestone phases, we scope one structural and electrical inspection for the LauderBuild filing.[3][1]

Permits in Fort Lauderdale

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

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

Frequently asked questions