Concrete spalling repair in Orlando

Fix the cause, not just the patch.

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We arrange and coordinate spalling repairs for condo and co-op associations in Orlando, working to the rules of the City of Orlando Building Official 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

Concrete is among the most common Phase 2 repairs Florida building officials report, and in Orlando spalling repairs run on the local rules below. Orange County had 1 unsafe or uninhabitable finding in 2025, and Osceola had 10 in 2024. Orlando gives 365 days after submitting to pull a repair permit.

Last updated October 28, 2026

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 Orlando deadlines

Condominium towers around a downtown Orlando lake with a fountain and oak trees

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.

[1][2]

How we handle spalling repairs 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]

Concrete core samples, one showing a corroded rebar end, beside a cored hole and a core drill bit on a balcony slab

Permits in Orlando

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

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.[3]

Rebar scanner and sounding hammer on a condo balcony slab marked with chalk grid lines

What a proper spalling repair involves

Spalled concrete with exposed rusted rebar on the edge of a condo balcony slab above the ocean

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.

Spalling repairs in Orlando: the local rules at a glance
Topic	Rule in Orlando	Source
Notice	Inspections are due within 180 days of the city's certified letter.	City of Orlando
Filing	Phase One reports go in through Orlando's online form, with a response within one business day.	City of Orlando
Contact	Orlando takes milestone questions at 407.246.3443.	City of Orlando

From the official pages, read 28 October 2026. Confirm dates with the City of Orlando Building Official. Source: City of Orlando, Complete Your Milestone Inspection, City of Orlando. Last updated October 28, 2026.

Frequently asked questions

Does salt air change the inspection schedule in Orlando?

Orlando is an inland city, and its milestone page does not mention any coastal or salt water rule. Spalling starts when moisture and chlorides reach the steel, so early repair keeps the scope small.

How long do we have to pull a repair permit in Orlando?

365 days after submitting, according to the city's milestone page.

Our condo units are in a former apartment complex. Do we need a milestone inspection in Orlando?

Orlando's page says the requirement includes condos within an apartment community, as long as the building is three stories or taller.

Sources

Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
Complete Your Milestone Inspection, City of Orlando, City of Orlando. Accessed October 28, 2026.
s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.

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