Condo concrete restoration in Orlando

Repair rules in Orlando

• In the state's data, Orange County had 1 building found unsafe or uninhabitable in 2025, and neighboring Osceola County had 10 in 2024, the most of any county that year.
• After submitting, the association has 365 days to pull a repair permit.
• Orlando is an inland city, and its milestone page does not mention any coastal or salt water rule.
• If Phase One is disapproved for findings, the Phase Two form is emailed to buildingofficial@orlando.gov, and Phase Two is due within 180 days under s. 553.899(7)(b).
• The city page lists 30-year deadlines in its steps but says 25 or 30 years in its FAQ, so confirm with the building official which trigger applies before relying on either.
• For noncompliance, the city says proceedings may be initiated as authorized by law.

How we handle concrete restoration in Orlando

Orlando gives 365 days after submitting the milestone report to pull a repair permit, a longer runway than several South Florida programs. We use it to get competitive repair bids against the engineer's scope, while keeping the state rule in view that repairs for substantial structural deterioration must start within 365 days of the Phase 2 report.[2][3]

Permits for condo concrete restoration in Orlando

• City of Orlando Building Official: Milestone inspection notices, Phase 2 reports and repair permits in Orlando

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][4][5]

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