Parking garage restoration in Pinellas County
Column, beam and deck repairs with the garage kept as usable as possible.
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We arrange and coordinate parking garage restoration 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
Parking garage restoration in Pinellas County covers slabs, columns, joints and coatings in structures the local rules treat as part of the building. Pinellas counts a garage or parking area under the living space as a story. The county files for unincorporated Pinellas and seven towns including Indian Rocks Beach and Belleair Beach.
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Parking structures under the Pinellas County rules
- The county counts a garage or parking area beneath the living space as a story, which can bring a building over parking into the three-story rule.
- 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.
- 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's milestone page does not mention an electrical report, thermography or parking lot certificate.
How we handle parking garage restoration 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.[1]
Permits in Pinellas County
- Pinellas County, Condo Milestone Inspections: Milestone inspection registration and reports through the Access Portal
What garage restoration covers
- Column and beam repairs where steel has corroded
- Slab and deck repairs, including post-tensioned decks
- Expansion joints, drains and traffic coatings to keep water out
- Shoring and phased closures so residents can still park
Garage items in Miami-Dade recertification areas
City of Miami recertification includes a parking lot illumination certificate where it applies, and the City of Miami Beach has separate forms for parking lot guardrails and parking lot illumination. See our parking lot guardrails and lighting page.[5][6]
| 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
Is our parking garage covered by the Pinellas County rules?
The county counts a garage or parking area beneath the living space as a story, which can bring a building over parking into the three-story rule. Garage repairs often run in phases so residents keep somewhere to park.
Does a parking level count as a story in Pinellas?
Yes. The county counts a garage or parking area beneath the living space as a story.
Does Pinellas County handle reports for our city?
The county files for unincorporated Pinellas and seven municipalities, Belleair Beach, Belleair Bluffs, Belleair Shore, Indian Rocks Beach, Oldsmar, Safety Harbor and Kenneth City. Other cities file with their own building departments.
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.
Sources
- Condo Milestone Inspections, Pinellas County, Pinellas County. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
- Building Recertification, City of Miami Beach, City of Miami Beach. Accessed October 28, 2026.
- Broward County Board of Rules and Appeals Policy #05-05, Building Safety Inspection Program (effective 9 August 2024), Broward County Board of Rules and Appeals (copy linked from the City of Fort Lauderdale BSIP page). Accessed October 28, 2026.
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