Parking garage restoration in Orlando
Column, beam and deck repairs with the garage kept as usable as possible.
Get Your Free Proposal
Tell us about your building and any notice or deadline you have. We will respond right away with next steps and a proposal.
We arrange and coordinate parking garage restoration 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.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
Parking garage restoration in Orlando covers slabs, columns, joints and coatings in structures the local rules treat as part of the building. Orlando's rule covers condo buildings three stories or taller, including condos inside apartment communities. Orlando gives 365 days after submitting to pull a repair permit.
Last updated
Parking structures under the Orlando rules
- After submitting, the association has 365 days to pull a repair permit.
- 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.
- The city's milestone page describes the structural milestone inspection only and does not mention electrical reports, thermography or parking lot items.
How we handle parking garage 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.[1][3]
Permits in Orlando
- City of Orlando Building Official: Milestone inspection notices, Phase 2 reports and repair permits in Orlando
What garage restoration covers
- Column and beam repairs where steel has corroded
- Slab and deck repairs, including post-tensioned decks
- Expansion joints, drains and traffic coatings to keep water out
- Shoring and phased closures so residents can still park
Garage items in Miami-Dade recertification areas
City of Miami recertification includes a parking lot illumination certificate where it applies, and the City of Miami Beach has separate forms for parking lot guardrails and parking lot illumination. See our parking lot guardrails and lighting page.[5][6]
| Topic | Rule in Orlando | Source |
|---|---|---|
| Buildings covered | Orlando's rule covers condo buildings three stories or taller, including condos inside apartment communities. | City of Orlando |
| 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 |
Frequently asked questions
Is our parking garage covered by the Orlando rules?
Orlando applies the milestone law to condo and co-op buildings three stories or taller, including condos within an apartment community; one, two and three-family dwellings of three habitable stories or fewer are exempt. Garage repairs often run in phases so residents keep somewhere to park.
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.
How long do we have to pull a repair permit in Orlando?
365 days after submitting, according to the city's milestone page.
Does Orlando require an electrical recertification?
The city's milestone page covers the structural inspection only and does not mention an electrical report.
Sources
- Complete Your Milestone Inspection, City of Orlando, City of Orlando. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
- Building Recertification, City of Miami Beach, City of Miami Beach. Accessed October 28, 2026.
- Broward County Board of Rules and Appeals Policy #05-05, Building Safety Inspection Program (effective 9 August 2024), Broward County Board of Rules and Appeals (copy linked from the City of Fort Lauderdale BSIP page). Accessed October 28, 2026.
Get a free quote
Tell us about your project and we will get back to you fast.