Concrete spalling repair in Miami
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, working to the rules of the City of Miami 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 spalling repairs run on the local rules below. Miami-Dade accounted for 23 of Florida's 24 unsafe or uninhabitable findings in 2025. After a report is filed, the city gives 60 days to obtain repair permits without a violation.
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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 deadlines
- 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.
How we handle spalling repairs 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.[2]
Permits in Miami
- City of Miami Building Department, Unsafe Structures Services: Recertification and milestone filings, extensions and repair permits inside 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.[4]
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 | Source |
|---|---|---|
| Filing | City of Miami reports go in through iBuild and ProjectDox under set file names such as RC-S and RC-E. | City of Miami |
| Timing | Overdue buildings built from 1982 to 1984 cannot use the city's online filing route. | City of Miami |
| Extensions | The city grants a single $500 extension, and only when it is requested before the due date. | City of Miami |
| Report deadline | The city says a response takes about six weeks. | City of Miami |
Frequently asked questions
Does salt air change the inspection schedule in Miami?
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. Spalling starts when moisture and chlorides reach the steel, so early repair keeps the scope small.
How long do we have to pull repair permits in Miami?
The city gives 60 days after the report is filed to obtain the repair permits without a violation.
How common is Phase 2 in Miami-Dade?
Miami-Dade building officials counted 308 required Phase 2 milestone inspections in 2025, and the county had 23 of the 24 unsafe or uninhabitable findings statewide that year.
Sources
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
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