Post-tensioned slab repair in Miami-Dade County
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 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
Post-tensioned slabs need a repair engineer who understands stressed tendons, and in Miami-Dade County the work runs on the local permit and repair windows below. 23 of the 24 buildings found unsafe or uninhabitable in Florida in 2025 were in Miami-Dade. Repairs must be permitted before the county recertifies the building.
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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 Miami-Dade County rules
- Of the 24 buildings found unsafe or uninhabitable statewide in 2025, 23 were in Miami-Dade, and Aventura alone reported 19.
- Where the reports call for repairs, the county requires the work to go through proper permitting before it will recertify the building.
- Threshold buildings, including those four stories or taller, are inspected separately by a qualified structural engineer and an electrical engineer, and the structural report carries a self-qualification letter and proof of the engineer's DBPR structural specialization.
- Parking lot illumination must meet County Code s. 8C-3, and guardrails must meet s. 8C-6 where a parking lot abuts a canal, lake or other body of water. If guardrails are missing, a permit to install them comes first, and both certificates go in the recertification packet.
- Threshold buildings with structural glazing also need a facade inspection of the glazing adhesive every five years, filed within 90 days of notice with every page signed and sealed. The processing fee is $380.90.
How we handle post-tensioned slab 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
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 Miami-Dade County | Source |
|---|---|---|
| Buildings covered | County Code s. 8-11(f) has required recertification since 1975 and covers nearly every building type, not only condos. | 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 |
| State data | Miami-Dade reported 308 required Phase 2 milestone inspections in 2025, the highest reported count. | OPPAGA 26-04 |
| 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 |
Frequently asked questions
Do parking levels count under the Miami-Dade County rules?
Unincorporated Miami-Dade follows County Code s. 8-11(f), a building recertification program in place since 1975 and amended on 1 June 2022. It reaches almost every building type; only single-family homes, duplexes and minor buildings of 2,000 square feet or less with an occupant load of 10 or less are exempt. Never cut or core a post-tensioned slab without the engineer locating the tendons first.
Do we file with Miami-Dade County or with our city?
The county handles unincorporated Miami-Dade. Inside cities such as Miami and Miami Beach, the city building department runs recertification under the same county code.
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.
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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