Condo concrete restoration in Palm Beach County

Repair rules in Palm Beach County

• After repairs, the original inspector returns for a Phase One Amended report on the areas noted in the first report, filed on the same EB18-2024 form.
• Repairs must start within 365 days of the county receiving the Phase 2 report. If the owner cannot show that repairs for substantial structural deterioration have started, the structure may be deemed unsafe.
• Palm Beach was one of the three counties, with Broward and Miami-Dade, that reported the most required Phase 2 inspections in 2024.
• In the state's 2025 data, 17 of the 39 Palm Beach municipal building officials did not report milestone figures, the largest gap of the three South Florida counties.
• Buildings that reached 25 or 30 years before 1 July 2022 were due by 31 December 2024, and those reaching that age between 1 July 2022 and 31 December 2024 were due by 31 December 2025. Later buildings are due by 31 December of the year they reach the trigger age.
• A 60-day Phase 1 extension needs a written request from the architect or engineer, good cause from the owner, no evidence of unsafe conditions and a sealed statement that the building may stay occupied; a Phase 2 extension needs the request and the sealed statement.
• The county lists daily fines of up to $500 or more per day, referral to Code Compliance and a special magistrate, unsafe building cases before the Construction Board of Adjustment and Appeals, and a report to the state Division of Condominiums.
• OPPAGA found that some jurisdictions in Palm Beach County accept one combined Phase 1 and Phase 2 inspection.

How we handle concrete restoration in Palm Beach County

In unincorporated Palm Beach County the repair clock is 365 days from the county receiving the Phase 2 report, and the job is not closed until the original inspector files a Phase One Amended report. We plan the repair contract to finish in time for that return visit and keep the proof that work has started ready for the county.[1]

Permits for condo concrete restoration in Palm Beach County

• Palm Beach County Building Division: Milestone inspection notices and filings for unincorporated Palm Beach County

How does a restoration project run?

1. The engineer's report identifies the deterioration and recommended repairs.
2. A Florida-licensed engineer prepares repair drawings and specifications, often the engineer who did the inspection.
3. Qualified restoration contractors bid on the same scope, each disclosing any interest in the inspection firm as the statute requires.
4. The contractor obtains permits from the local building department.
5. Repairs proceed in phases, usually stack by stack, with shoring where the engineer requires it.
6. The engineer observes the work, and the building department inspects and closes the permits.

What deadlines apply to repairs?

The state sets the outer limit of 365 days from the Phase 2 report for repairs to commence, and each county or city must adopt its own repair ordinance. Fort Lauderdale's program allows 180 days from the safety report unless the Building Official sets otherwise, and the City of Miami gives 60 days after filing a recertification report to obtain repair permits without a violation.[4][5][6]

Who may bid on the repairs?

Any design professional or contractor licensed under chapter 489 who bids on repairs recommended by a milestone inspection may not have an interest in the inspection firm, or be a relative of someone who does, unless it is disclosed to the association in writing. Without the disclosure, the contract is voidable.[4]

Frequently asked questions