Waterproofing and sealants in Palm Beach County
Keep water out of the concrete, and budget for it in your SIRS.
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We arrange and coordinate waterproofing and sealants 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
Waterproofing and sealants keep water and salt out of Palm Beach County concrete, and the SIRS treats waterproofing and exterior painting as a reserve item. 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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Waterproofing work in Palm Beach County
- 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.
How we handle waterproofing and sealants 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
Where waterproofing matters most
- Balcony and walkway traffic coatings
- Sealant at windows, doors, railing posts and expansion joints
- Garage deck membranes and drains
- Facade coatings and painting
- Roof membranes, which are a separate SIRS item
Planning it with restoration
Waterproofing is usually cheapest done straight after concrete repairs, while scaffolds and swing stages are already up. Ask the engineer to include coating and sealant specifications in the repair documents.
| 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 waterproofing belong in the reserve plan 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. Waterproofing and exterior painting are SIRS items under s. 718.112(2)(g), so the work belongs in the reserve schedule.
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.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 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.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
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