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Phase 2 milestone inspection in Orlando

Testing and a repair program when Phase 1 finds deterioration.

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Your building department decides if salt water means a 25-year inspection.

We arrange and coordinate Phase 2 inspections 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

Phase 2 adds destructive or nondestructive testing when Phase 1 finds substantial structural deterioration, and in Orlando it follows local filing rules as well as s. 553.899. Orlando takes Phase Two forms by email to the building official. Orange County had 1 unsafe or uninhabitable finding in 2025, and Osceola had 10 in 2024.

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Who this is for

Associations whose Phase 1 report found substantial structural deterioration, and boards preparing for the cost of the repairs that usually follow.

Phase 2 repair costs in the state data

OPPAGA counted 903 Phase 2 repair permit applications for 2024 and 2025, from under $1,000 to $30 million. The average permit value was $337,229 in 2024 and $496,236 in 2025, and the most common repairs were concrete, electrical and structural.

Phase 2 in Orlando

Condominium towers around a downtown Orlando lake with a fountain and oak trees
  • 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).
  • 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 Phase One report and forms are uploaded through the city's online form; the city aims to respond within one business day and then allows five business days for review.
  • After submitting, the association has 365 days to pull a repair permit.
[1][2]

How we handle Phase 2 inspections in Orlando

Orlando's process is quick on paper. Phase One goes in through an online form with a response promised within one business day, and Phase Two forms go by email to the building official. The open question is the trigger, since the city page shows both 30 and 25 or 30 years, so we confirm the date with the building official before the board budgets.[1]

Clear crack monitoring gauge screwed across a diagonal crack in a condominium stairwell wall

Permits in Orlando

What does Phase 2 testing involve?

The inspector decides the testing, which can be destructive, such as cores or opening up a slab edge, or nondestructive. The statute tells the inspector to prefer locations that are least disruptive and most easily repaired while still representative of the structure. Plan for unit access, noise and temporary protection.[3]

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

Phase 2 deadlines

Rebar scanner and sounding hammer on a condo balcony slab marked with chalk grid lines
  • Within 180 days of the Phase 1 report: progress report to the building department with a timeline for completing Phase 2
  • On completion: sealed Phase 2 report and summary to the association, any non-condo owner and the building official
  • Within 45 days of receiving it: summary to every owner
  • Within 365 days of the Phase 2 report: repairs for substantial structural deterioration must have commenced, or the building department must check whether the building is unsafe for occupancy
[3]
Phase 2 inspections in Orlando: the local rules at a glance
TopicRule in OrlandoSource
NoticeInspections are due within 180 days of the city's certified letter.City of Orlando
ContactOrlando takes milestone questions at 407.246.3443.City of Orlando
Phase 2Orlando takes Phase Two forms by email to the building official.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

What happens after a Phase 2 finding in Orlando?

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 Phase 2 report also sets out the repairs the engineer recommends, which become the repair scope.

Where does Phase Two go in Orlando?

If Phase One is disapproved for findings, the Phase Two form is emailed to buildingofficial@orlando.gov.

How do we submit Phase One in Orlando?

Through the city's online form. The city aims to respond within one business day and then allows five business days for review.

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

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

Sources

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

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