Post-tensioned slab repair in Miami

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, working to the rules of the City of Miami Building Department from the first notice to the final report.

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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 the work runs on the local permit and repair windows 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.

Last updated October 28, 2026

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 rules

Brickell and downtown Miami condominium towers along Biscayne Bay

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.
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.
For threshold buildings, the county guidelines the city applies call for separate structural and electrical engineers, and the structural engineer shows proof of structural specialization.
Across Miami-Dade, building officials counted 308 required Phase 2 milestone inspections in 2025.

[1][2][3]

How we handle post-tensioned slab 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]

Open parking garage under a condominium with repaired concrete columns and yellow temporary shoring posts

Permits in Miami

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

Signs the engineer will look at

Post-tensioned slab edge opened in a condo garage showing a tendon anchor and strand, with a replacement anchor and wedges beside it

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.

Post-tensioned slab repairs in Miami: the local rules at a glance
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

From the official pages, read 28 October 2026. Confirm dates with the City of Miami Building Department. Source: City of Miami, Get a Building Recertification (City of Miami). Last updated October 28, 2026.

Frequently asked questions

Do parking levels count under the Miami rules?

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. Never cut or core a post-tensioned slab without the engineer locating the tendons first.

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.

Do we file with Miami-Dade County or the City of Miami?

Buildings inside City of Miami limits file with the city through iBuild and ProjectDox. The county handles unincorporated Miami-Dade.

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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