Waterproofing and sealants in Miami

Keep water out of the concrete, and budget for it in your SIRS.

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We arrange and coordinate waterproofing and sealants 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

Waterproofing and sealants keep water and salt out of Miami concrete, and the SIRS treats waterproofing and exterior painting as a reserve item. Under the county schedule the city applies, coastal condos built from 1998 are due at 25 years and most other buildings from 1993 at 30. After a report is filed, the city gives 60 days to obtain repair permits without a violation.

Last updated October 28, 2026

Waterproofing work in Miami

Brickell and downtown Miami condominium towers along Biscayne Bay

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.
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.
In 2025 Miami-Dade accounted for 23 of the 24 buildings in Florida found unsafe or uninhabitable after milestone inspections.

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How we handle waterproofing and sealants 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]

High-rise condominium roof half stripped to the deck and half covered with new white membrane, with rolls of membrane on pallets

Permits in Miami

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

Where waterproofing matters most

Condo balcony deck with a fresh grey waterproof coating and glass railing overlooking the ocean

Balcony and walkway traffic coatings
Sealant at windows, doors, railing posts and expansion joints
Garage deck membranes and drains
Facade coatings and painting
Roof membranes, which are a separate SIRS item

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Planning it with restoration

Waterproofing is usually cheapest done straight after concrete repairs, while scaffolds and swing stages are already up. Ask the engineer to include coating and sealant specifications in the repair documents.

Impact-resistant sliding glass doors and windows opening onto a condo balcony above the ocean

Waterproofing and sealants 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

Does waterproofing belong in the reserve plan 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. Waterproofing and exterior painting are SIRS items under s. 718.112(2)(g), so the work belongs in the reserve schedule.

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

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.
Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
s. 718.112, Florida Statutes (2026): Bylaws, including (2)(f) budget and reserves, (2)(g) SIRS, (2)(h) milestone inspections, The Florida Senate. Accessed October 28, 2026.

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