Repairs after Phase 2 in Orlando
Repairs must commence within 365 days of the Phase 2 report.
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 repairs after Phase 2 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
State law requires repairs for substantial structural deterioration to start within 365 days of the Phase 2 report, and Orlando adds its own permit and filing steps. 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
What repairs cost, from state data
Average Phase 2 repair permit values were $337,229 in 2024 and $496,236 in 2025. Concrete, electrical and structural repairs were the most common.
Repair deadlines and permits in Orlando
- 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.
- 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).
- For noncompliance, the city says proceedings may be initiated as authorized by law.
How we handle repairs after Phase 2 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.[2]
Permits in Orlando
- City of Orlando Building Official: Milestone inspection notices, Phase 2 reports and repair permits in Orlando
Local repair windows we have checked
- Fort Lauderdale: repairs within 180 days of the safety report unless the Building Official specifies otherwise
- Palm Beach County: repairs commence within 365 days
- City of Miami: submitting the recertification report gives 60 days to obtain repair permits without a violation
- Orlando: 365 days to pull a permit after submitting
Bids and disclosures
A design professional or chapter 489 contractor bidding on repairs recommended by the milestone inspection may not have an interest in the inspection firm, or be a relative of someone who does, unless that is disclosed to the association in writing. A contract signed without the disclosure is voidable. We collect these disclosures and pass them to the board with each bid.[3]
Paying for repairs
Owner-controlled associations that must have a SIRS may use a line of credit or loan for milestone repairs with a majority of the total voting interests, and for budgets adopted on or before 31 December 2028 may pause reserve contributions for up to two budgets to fund milestone repairs.[7]
| 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
How long do we have to start repairs in Orlando?
After submitting, the association has 365 days to pull a repair permit. Repairs need building permits, so the contractor and drawings should be lined up before the deadline is close.
How long do we have to pull a repair permit in Orlando?
365 days after submitting, according to the city's milestone page.
Where does Phase Two go in Orlando?
If Phase One is disapproved for findings, the Phase Two form is emailed to buildingofficial@orlando.gov.
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.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 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.
Get a free quote
Tell us about your project and we will get back to you fast.