Waterproofing and sealants in Orlando
Keep water out of the concrete, and budget for it in your SIRS.
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We arrange and coordinate waterproofing and sealants 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
Waterproofing and sealants keep water and salt out of Orlando concrete, and the SIRS treats waterproofing and exterior painting as a reserve item. Orlando's page has no coastal or salt water rule. Orlando gives 365 days after submitting to pull a repair permit.
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Waterproofing work in Orlando
- Orlando is an inland city, and its milestone page does not mention any coastal or salt water rule.
- 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.
How we handle waterproofing and sealants 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
Where waterproofing matters most
- Balcony and walkway traffic coatings
- Sealant at windows, doors, railing posts and expansion joints
- Garage deck membranes and drains
- Facade coatings and painting
- Roof membranes, which are a separate SIRS item
Planning it with restoration
Waterproofing is usually cheapest done straight after concrete repairs, while scaffolds and swing stages are already up. Ask the engineer to include coating and sealant specifications in the repair documents.
| 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 |
Frequently asked questions
Does waterproofing belong in the reserve plan in Orlando?
Orlando is an inland city, and its milestone page does not mention any coastal or salt water rule. Waterproofing and exterior painting are SIRS items under s. 718.112(2)(g), so the work belongs in the reserve schedule.
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
- 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.
- 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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