Post-tensioned slab repair in Orlando
Specialist assessment before anyone cuts into a tensioned slab.
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We arrange and coordinate post-tensioned slab 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.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
Post-tensioned slabs need a repair engineer who understands stressed tendons, and in Orlando the work runs on the local permit and repair windows 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.
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Who this is for
Associations whose milestone or engineer's report mentions post-tensioning, tendon corrosion or slab deflection, and buildings with post-tensioned garage decks.
Post-tensioned slabs and the Orlando rules
- 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.
How we handle post-tensioned slab 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]
Permits in Orlando
- City of Orlando Building Official: Milestone inspection notices, Phase 2 reports and repair permits in Orlando
Signs the engineer will look at
- Rust staining or efflorescence along a line on the slab underside
- Cracking or deflection in post-tensioned slabs and beams
- Corroded tendon anchors at slab edges
- Water leaking through garage decks onto tendons
How repairs are approached
The engineer locates tendons before any cutting, decides whether tendons need to be repaired or replaced, and specifies shoring. Work is done by contractors experienced with post-tensioned systems, under a building permit.
| 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
Do parking levels count under 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. Never cut or core a post-tensioned slab without the engineer locating the tendons first.
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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