Condo concrete restoration in Miami

Getting permits inside 60 days

1. Ask the engineer for repair drawings while the recertification report is being finished
2. Invite restoration contractors to bid on the same scope, with their written disclosures
3. Choose the contractor so they can apply for permits as soon as the report is filed
4. Keep the city's 60-day window and the state's 365-day Phase 2 rule on the board calendar

The scale of repairs in Miami-Dade

Miami-Dade building officials reported 308 required Phase 2 milestone inspections in 2025. Each one that found substantial structural deterioration leads to a repair project.[2]

Repair rules in Miami

• In 2025 Miami-Dade accounted for 23 of the 24 buildings in Florida found unsafe or uninhabitable after milestone inspections.
• Once a report is filed, the owner has 60 days to obtain the repair permits it calls for without a violation being issued.
• Because the city applies Miami-Dade's Code s. 8-11(f), the county's age rules decide the due year. Coastal condo and co-op buildings built from 1998 within three miles of the coast come due at 25 years, and most other buildings built from 1993 at 30.
• Across Miami-Dade, building officials counted 308 required Phase 2 milestone inspections in 2025.
• County Code s. 8C-6 guardrails apply where a parking lot borders a canal, lake or other body of water, so bayfront and riverfront lots should check this item early; missing guardrails need a permit before the packet can close.
• Buildings built in 1982, 1983 or 1984 that show as overdue cannot use the city's online process and have to contact the recertification team directly.
• The city allows one extension, for a $500 fee, and only if it is requested before the due date.
• Owners facing a special assessment can ask Miami-Dade County about its Condominium Special Assessment Loan Program, which has offered eligible households up to $50,000 at zero percent; the county page does not say whether a round is open.

How we handle concrete restoration in Miami

Repairs that a City of Miami recertification or milestone report calls for start a short clock of 60 days to obtain permits without a violation. That is little time to choose a contractor, so we start the repair scope and bidding while the engineer finishes the report and have the permit set ready for the filing date.[1]

Permits for condo concrete restoration in Miami

• City of Miami Building Department, Unsafe Structures Services: Recertification and milestone filings, extensions and repair permits inside city limits

How does a restoration project run?

1. The engineer's report identifies the deterioration and recommended repairs.
2. A Florida-licensed engineer prepares repair drawings and specifications, often the engineer who did the inspection.
3. Qualified restoration contractors bid on the same scope, each disclosing any interest in the inspection firm as the statute requires.
4. The contractor obtains permits from the local building department.
5. Repairs proceed in phases, usually stack by stack, with shoring where the engineer requires it.
6. The engineer observes the work, and the building department inspects and closes the permits.

What deadlines apply to repairs?

The state sets the outer limit of 365 days from the Phase 2 report for repairs to commence, and each county or city must adopt its own repair ordinance. Fort Lauderdale's program allows 180 days from the safety report unless the Building Official sets otherwise, and the City of Miami gives 60 days after filing a recertification report to obtain repair permits without a violation.[3][6][1]

Who may bid on the repairs?

Any design professional or contractor licensed under chapter 489 who bids on repairs recommended by a milestone inspection may not have an interest in the inspection firm, or be a relative of someone who does, unless it is disclosed to the association in writing. Without the disclosure, the contract is voidable.[3]

Frequently asked questions