Concrete spalling repair in Palm Beach County
Fix the cause, not just the patch.
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We arrange and coordinate spalling repairs 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
Concrete is among the most common Phase 2 repairs Florida building officials report, and in Palm Beach County spalling repairs run on the local rules below. Unincorporated Palm Beach County inspects buildings within three miles of a coastline at 25 years and others at 30. Repairs must start within 365 days of the county receiving the Phase 2 report.
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Who this is for
Boards and managers seeing loose concrete, rust stains or exposed steel on balconies, columns, beams, garages or walkways.
Spalling repairs and the Palm Beach County deadlines
- 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 spalling repairs 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
When is spalling structural?
The statute excludes surface imperfections such as cracks, distortion, sagging, deflection, leaks and peeling finishes from substantial structural deterioration unless the licensed engineer or architect performing the inspection decides they are a sign of it. That professional judgment decides whether Phase 2 testing is required.[4]
What a proper spalling repair involves
- Sounding the area to find delaminated concrete beyond what is visibly broken
- Removing concrete behind the steel so new material can bond around it
- Cleaning, treating or replacing corroded reinforcing steel as the engineer specifies
- Repair mortar or concrete, then coatings or sealants to slow water and salt getting back in
What to do while you wait for repairs
If pieces are falling, tell the engineer and keep people away from the area below. The engineer may recommend netting, barricades or shoring until the repair is done.
| 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
Does salt air change the inspection schedule in Palm Beach County?
In unincorporated Palm Beach County, condo and co-op buildings three stories or more that sit within three miles of a coastline get their first milestone inspection at 25 years; buildings farther inland wait until 30. Every building then repeats every 10 years. Spalling starts when moisture and chlorides reach the steel, so early repair keeps the scope small.
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.
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