Repairs after Phase 2 in Palm Beach County
Repairs must commence within 365 days of the Phase 2 report.
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We arrange and coordinate repairs after Phase 2 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
State law requires repairs for substantial structural deterioration to start within 365 days of the Phase 2 report, and Palm Beach County adds its own permit and filing steps. After repairs the original inspector files a Phase One Amended report on Form EB18-2024. Repairs must start within 365 days of the county receiving the Phase 2 report.
Last updated
What repairs cost, from state data
Average Phase 2 repair permit values were $337,229 in 2024 and $496,236 in 2025. Concrete, electrical and structural repairs were the most common.
Repair deadlines and permits 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.
- 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.
- 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.
How we handle repairs after Phase 2 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
Local repair windows we have checked
- Fort Lauderdale: repairs within 180 days of the safety report unless the Building Official specifies otherwise
- Palm Beach County: repairs commence within 365 days
- City of Miami: submitting the recertification report gives 60 days to obtain repair permits without a violation
- Orlando: 365 days to pull a permit after submitting
Bids and disclosures
A design professional or chapter 489 contractor bidding on repairs recommended by the milestone inspection may not have an interest in the inspection firm, or be a relative of someone who does, unless that is disclosed to the association in writing. A contract signed without the disclosure is voidable. We collect these disclosures and pass them to the board with each bid.[4]
Paying for repairs
Owner-controlled associations that must have a SIRS may use a line of credit or loan for milestone repairs with a majority of the total voting interests, and for budgets adopted on or before 31 December 2028 may pause reserve contributions for up to two budgets to fund milestone repairs.[8]
| Topic | Rule in Palm Beach County | Source |
|---|---|---|
| Phase 2 | Some Palm Beach jurisdictions accept a combined Phase 1 and Phase 2 inspection. | OPPAGA 26-04 |
| Extensions | The county grants 60-day extensions on a written request with a sealed occupancy statement. | 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
How long do we have to start repairs 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. Repairs need building permits, so the contractor and drawings should be lined up before the deadline is close.
What are the penalties in Palm Beach County?
The county lists daily fines of up to $500 or more, referral to Code Compliance and a special magistrate, and a report to the state Division of Condominiums.
Can we get an extension in Palm Beach County?
Yes, 60 days, on a written request from the architect or engineer with a sealed statement that the building may stay occupied. Phase 1 extensions also need good cause and no evidence of unsafe conditions.
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.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
- Complete Your Milestone Inspection, City of Orlando, City of Orlando. 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.
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