Balcony restoration in Palm Beach County
Balcony slab repairs planned from your engineer's 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 balcony restoration for condo and co-op associations in Palm Beach County, working to the rules of the Palm Beach County Building Division 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
Balcony restoration in Palm Beach County usually starts with a milestone or safety inspection finding, and the local repair windows below set the pace. Repairs must start within 365 days of the county receiving the Phase 2 report. After repairs the original inspector files a Phase One Amended report on Form EB18-2024.
Last updated
Who this is for
Associations with balcony items in a milestone, recertification or engineer's report, or owners reporting cracking, rust stains or loose concrete on balconies.
What the Palm Beach County rules mean for balconies
- 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.
- 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.
- 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.
- Palm Beach was one of the three counties, with Broward and Miami-Dade, that reported the most required Phase 2 inspections in 2024.
How we handle balcony 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 in Palm Beach County
- Palm Beach County Building Division: Milestone inspection notices and filings for unincorporated Palm Beach County
What balcony restoration usually includes
- Removing deteriorated concrete at slab edges, soffits and around railing posts
- Cleaning or replacing corroded reinforcing steel as the engineer specifies
- Patching or recasting concrete and restoring drainage slopes
- Waterproof traffic coatings and sealant at doors and railings
- Resetting or replacing railings where posts have corroded
Why balconies are often the first repair
Balconies are exposed to rain and, near the coast, salt air on several faces at once, and they are where most inspections first see cracking and rust staining. In Phase 2 the inspector may open up slab edges to look at the reinforcing steel.[4]
Planning the work with residents
Restoration usually runs stack by stack. Residents clear balconies, doors may be sealed for days, and swing stages or scaffolds work outside windows. A clear notice plan from the board saves a lot of calls to the manager.
| Topic | Rule in Palm Beach County | Source |
|---|---|---|
| Coastal rule | Unincorporated Palm Beach County inspects buildings within three miles of a coastline at 25 years and others at 30. | Palm Beach County |
| Notice | The county's certified letter arrives in the due year, and the inspection is due within 180 days of it. | Palm Beach County |
| Filing | Reports use Form EB18-2024 and are uploaded through the county portal by the architect or engineer who prepared them. | Palm Beach County |
| Buildings covered | The county rules cover unincorporated areas; cities such as Boca Raton run their own programs. | Palm Beach County |
| Contact | The county answers milestone questions at 561-233-5020. | Palm Beach County |
Frequently asked questions
Do balconies fall under the Palm Beach County inspection rules?
The county page covers unincorporated Palm Beach County only. Cities with their own building departments, such as Boca Raton, apply their own rules. Balconies are part of the building's structure, so a sealed repair design and a permit come before the work.
What happens after repairs in Palm Beach County?
The original inspector re-inspects the areas in the first report and files a Phase One Amended report on Form EB18-2024.
Does the county rule apply in West Palm Beach or Boca Raton?
The county page covers unincorporated Palm Beach County. Cities with their own building departments apply their own rules, so check your city.
Sources
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
Get a free quote
Tell us about your project and we will get back to you fast.