Concrete spalling repair in Miami-Dade County
Fix the cause, not just the patch.
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We arrange and coordinate spalling repairs for condo and co-op associations in Miami-Dade County, working to the rules of the Miami-Dade County Building Department 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 Miami-Dade County spalling repairs run on the local rules below. 23 of the 24 buildings found unsafe or uninhabitable in Florida in 2025 were in Miami-Dade. Coastal condo and co-op buildings built in 1998 or later recertify at 25 years, other buildings built from 1993 at 30, then every 10 years.
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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 Miami-Dade County deadlines
- Of the 24 buildings found unsafe or uninhabitable statewide in 2025, 23 were in Miami-Dade, and Aventura alone reported 19.
- The county schedule turns on the year built. Coastal condo and co-op buildings three stories or more within three miles of the coastline and built in 1998 or later recertify at 25 years; other buildings built in 1993 or later at 30 years; every building then recertifies every 10 years.
- The county identifies the coastal condo and co-op buildings that fall under the three-mile rule through a GIS mapping project, so the county's notice, not a tape measure, settles which schedule applies.
- Where the reports call for repairs, the county requires the work to go through proper permitting before it will recertify the building.
- In the state's 2025 milestone data, Miami-Dade building officials reported 308 required Phase 2 inspections, the highest count among the counties that reported that year.
How we handle spalling repairs in Miami-Dade County
Repairs that come out of a Miami-Dade recertification have to be permitted before the building can be recertified, and the county's 2025 numbers, 308 required Phase 2 inspections and 23 of the state's 24 unsafe or uninhabitable findings, show why the repair scope should be priced as soon as the engineer's findings arrive. We line up the scope, the permit and the contractor so the recertification can close.[2][1]
Permits in Miami-Dade County
- Miami-Dade County Building, Recertification: Recertification notices, filings and fees for unincorporated Miami-Dade, and the county code every city follows
- City building departments (for example City of Miami, Miami Beach): Run recertification and milestone filings inside their own city limits
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.[5]
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 Miami-Dade County | Source |
|---|---|---|
| Structures covered | Parking lot lighting is checked against Code s. 8C-3 and guardrails beside canals or lakes against s. 8C-6. | Miami-Dade County |
| Structures covered | Structural glazing on threshold buildings is recertified every five years, with a $380.90 processing fee. | Miami-Dade County |
| Notice | Reports are due within 90 days of the county's notice, after courtesy notices two years and one year ahead. | Miami-Dade County |
| Fees | The county's initial recertification review fee is $403.13, and a late submission costs $453.52. | Miami-Dade County |
| Buildings covered | The county files for unincorporated areas, while cities such as Miami and Miami Beach run their own desks under the same code. | Miami-Dade County |
Frequently asked questions
Does salt air change the inspection schedule in Miami-Dade County?
The county schedule turns on the year built. Coastal condo and co-op buildings three stories or more within three miles of the coastline and built in 1998 or later recertify at 25 years; other buildings built in 1993 or later at 30 years; every building then recertifies every 10 years. Spalling starts when moisture and chlorides reach the steel, so early repair keeps the scope small.
How often do Miami-Dade milestone inspections lead to Phase 2?
Miami-Dade building officials reported 308 required Phase 2 inspections in 2025, the highest count among the counties that reported that year.
Which Miami-Dade buildings were due by 31 December 2024?
Coastal condo and co-op buildings three stories or more within three miles of the coast built from 1983 to 1997, and other buildings built from 1983 to 1992. Buildings built before 1983 keep their established schedule.
Sources
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
- Building Recertification, City of Miami Beach, City of Miami Beach. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
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