Concrete spalling repair in Pinellas 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 Pinellas County, working to the rules of the Pinellas County Building and Development Review Services 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 Pinellas County spalling repairs run on the local rules below. 8 Pinellas buildings were found unsafe or uninhabitable in 2024, the second highest county count. Pinellas uses a 30-year schedule with no separate coastal rule.
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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 Pinellas County deadlines
- In the state's 2024 data, 8 Pinellas buildings were found unsafe or uninhabitable after milestone inspections, out of 30 statewide and behind only Osceola County.
- The county uses the 30-year schedule with the state's legacy dates and no separate coastal rule, so a Gulf-front tower on Indian Rocks Beach has the same first deadline as an inland building.
- The county says that if a building is in a Special Flood Hazard Area, the 49% rule applies to repairs, which can change the scope and cost of a large repair project.
How we handle spalling repairs in Pinellas County
For repairs in Pinellas the flood map matters as much as the engineer's report. In a Special Flood Hazard Area the county applies the 49% rule, so a large concrete restoration can trigger wider requirements. We ask the engineer and contractor to check the flood zone and the repair value early, before the board commits to a scope.[2]
Permits in Pinellas County
- Pinellas County, Condo Milestone Inspections: Milestone inspection registration and reports through the Access Portal
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.[3]
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 Pinellas County | Source |
|---|---|---|
| Buildings covered | The county files for unincorporated Pinellas and seven towns including Indian Rocks Beach and Belleair Beach. | Pinellas County |
| Filing | Associations register on the Pinellas County Access Portal under Ordinance 24-18. | Pinellas County |
| Notice | Notices arrive by certified mail, and owners must be told within 14 days. | Pinellas County |
| Contact | The county takes milestone questions at Milestone@pinellas.gov. | Pinellas County |
Frequently asked questions
Does salt air change the inspection schedule in Pinellas County?
The county uses the 30-year schedule with the state's legacy dates and no separate coastal rule, so a Gulf-front tower on Indian Rocks Beach has the same first deadline as an inland building. Spalling starts when moisture and chlorides reach the steel, so early repair keeps the scope small.
Is Pinellas on a 25 or 30-year schedule?
The county page shows a 30-year schedule and no separate coastal rule.
Does the flood zone affect milestone repairs in Pinellas?
The county says the 49% rule applies to repairs if the building is in a Special Flood Hazard Area.
How many Pinellas buildings were found unsafe?
8 in 2024, out of 30 statewide, according to OPPAGA's report on local milestone data.
Sources
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Condo Milestone Inspections, Pinellas County, Pinellas County. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
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