Repairs after Phase 2 in Miami
Repairs must commence within 365 days of the Phase 2 report.
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We arrange and coordinate repairs after Phase 2 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
State law requires repairs for substantial structural deterioration to start within 365 days of the Phase 2 report, and Miami adds its own permit and filing steps. 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
What repairs cost, from state data
Average Phase 2 repair permit values were $337,229 in 2024 and $496,236 in 2025. Concrete, electrical and structural repairs were the most common.
Repair deadlines and permits 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.
- Across Miami-Dade, building officials counted 308 required Phase 2 milestone inspections in 2025.
- 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.
- The city allows one extension, for a $500 fee, and only if it is requested before the due date.
How we handle repairs after Phase 2 in Miami
A City of Miami condo tower files the state milestone inspection and the county recertification through the same iBuild and ProjectDox route. Lining them up matters because the city leaves little slack, one paid extension asked for before the due date and 60 days after filing to pull repair permits, so we schedule the engineer to deliver both reports together where the city accepts it.[2][4]
Permits in Miami
- City of Miami Building Department, Unsafe Structures Services: Recertification and milestone filings, extensions and repair permits inside city limits
Local repair windows we have checked
- Fort Lauderdale: repairs within 180 days of the safety report unless the Building Official specifies otherwise
- Palm Beach County: repairs commence within 365 days
- City of Miami: submitting the recertification report gives 60 days to obtain repair permits without a violation
- Orlando: 365 days to pull a permit after submitting
Bids and disclosures
A design professional or chapter 489 contractor bidding on repairs recommended by the milestone inspection may not have an interest in the inspection firm, or be a relative of someone who does, unless that is disclosed to the association in writing. A contract signed without the disclosure is voidable. We collect these disclosures and pass them to the board with each bid.[4]
Paying for repairs
Owner-controlled associations that must have a SIRS may use a line of credit or loan for milestone repairs with a majority of the total voting interests, and for budgets adopted on or before 31 December 2028 may pause reserve contributions for up to two budgets to fund milestone repairs.[9]
| 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 |
| Report deadline | The city says a response takes about six weeks. | City of Miami |
Frequently asked questions
How long do we have to start repairs in Miami?
Once a report is filed, the owner has 60 days to obtain the repair permits it calls for without a violation being issued. Repairs need building permits, so the contractor and drawings should be lined up before the deadline is close.
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.
- Condominium Special Assessment Program Relaunched, Miami-Dade County Housing and Community Development. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 2026.
- Complete Your Milestone Inspection, City of Orlando, City of Orlando. Accessed October 28, 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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