Repairs after Phase 2 in Fort Lauderdale

Repair deadlines and permits 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.
• 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.
• 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.

How we handle repairs after Phase 2 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.[1][2]

Permits in Fort Lauderdale

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

Local repair windows we have checked

• Fort Lauderdale: repairs within 180 days of the safety report unless the Building Official specifies otherwise
• Palm Beach County: repairs commence within 365 days
• City of Miami: submitting the recertification report gives 60 days to obtain repair permits without a violation
• Orlando: 365 days to pull a permit after submitting

Bids and disclosures

A design professional or chapter 489 contractor bidding on repairs recommended by the milestone inspection may not have an interest in the inspection firm, or be a relative of someone who does, unless that is disclosed to the association in writing. A contract signed without the disclosure is voidable. We collect these disclosures and pass them to the board with each bid.[4]

Paying for repairs

Owner-controlled associations that must have a SIRS may use a line of credit or loan for milestone repairs with a majority of the total voting interests, and for budgets adopted on or before 31 December 2028 may pause reserve contributions for up to two budgets to fund milestone repairs.[8]

Frequently asked questions