Phase 2 milestone inspection in Palm Beach County
Testing and a repair program when Phase 1 finds deterioration.
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We arrange and coordinate Phase 2 inspections 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
Phase 2 adds destructive or nondestructive testing when Phase 1 finds substantial structural deterioration, and in Palm Beach County it follows local filing rules as well as s. 553.899. After repairs the original inspector files a Phase One Amended report on Form EB18-2024. Palm Beach was among the three counties with the most required Phase 2 inspections in 2024.
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Who this is for
Associations whose Phase 1 report found substantial structural deterioration, and boards preparing for the cost of the repairs that usually follow.
Phase 2 repair costs in the state data
OPPAGA counted 903 Phase 2 repair permit applications for 2024 and 2025, from under $1,000 to $30 million. The average permit value was $337,229 in 2024 and $496,236 in 2025, and the most common repairs were concrete, electrical and structural.
Phase 2 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.
- Palm Beach was one of the three counties, with Broward and Miami-Dade, that reported the most required Phase 2 inspections in 2024.
- OPPAGA found that some jurisdictions in Palm Beach County accept one combined Phase 1 and Phase 2 inspection.
- Phase 1, Phase 2 and Phase One Amended reports all use Form EB18-2024 and are uploaded through the county's Milestone Inspection Form Submission portal with the building's Reference ID, one building and one report type at a time, and only by the architect or engineer who prepared the report.
- 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.
How we handle Phase 2 inspections in Palm Beach County
The Palm Beach County filing is strict about who submits and how. Only the architect or engineer who prepared the report can upload it, one building and one report type at a time, on Form EB18-2024 with the building's Reference ID. We make sure the professional we arrange has the Reference ID and the county's form before the inspection starts, so the 180-day window is spent inspecting rather than chasing paperwork.[1]
Permits in Palm Beach County
- Palm Beach County Building Division: Milestone inspection notices and filings for unincorporated Palm Beach County
What does Phase 2 testing involve?
The inspector decides the testing, which can be destructive, such as cores or opening up a slab edge, or nondestructive. The statute tells the inspector to prefer locations that are least disruptive and most easily repaired while still representative of the structure. Plan for unit access, noise and temporary protection.[4]
Phase 2 deadlines
- Within 180 days of the Phase 1 report: progress report to the building department with a timeline for completing Phase 2
- On completion: sealed Phase 2 report and summary to the association, any non-condo owner and the building official
- Within 45 days of receiving it: summary to every owner
- Within 365 days of the Phase 2 report: repairs for substantial structural deterioration must have commenced, or the building department must check whether the building is unsafe for occupancy
| Topic | Rule in Palm Beach County | Source |
|---|---|---|
| Filing | The county rules cover unincorporated areas; cities such as Boca Raton run their own programs. | Palm Beach County |
| State data | 17 of 39 Palm Beach municipal building officials did not report 2025 milestone data. | OPPAGA 26-04 |
| Notice | The county's certified letter arrives in the due year, and the inspection is due within 180 days of it. | Palm Beach County |
| Contact | The county answers milestone questions at 561-233-5020. | Palm Beach County |
Frequently asked questions
What happens after a Phase 2 finding 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. The Phase 2 report also sets out the repairs the engineer recommends, which become the repair scope.
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.
Who uploads the report to Palm Beach County?
Only the architect or engineer who prepared it, through the county portal on Form EB18-2024 with the building's Reference ID.
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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