Post-tensioned slab repair in Pinellas County
Specialist assessment before anyone cuts into a tensioned slab.
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We arrange and coordinate post-tensioned slab 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
Post-tensioned slabs need a repair engineer who understands stressed tendons, and in Pinellas County the work runs on the local permit and repair windows below. Pinellas counts a garage or parking area under the living space as a story. 8 Pinellas buildings were found unsafe or uninhabitable in 2024, the second highest county count.
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Who this is for
Associations whose milestone or engineer's report mentions post-tensioning, tendon corrosion or slab deflection, and buildings with post-tensioned garage decks.
Post-tensioned slabs and 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.
- 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 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.
- The county describes Phase 1 as a visual examination of the habitable and non-habitable areas of the building by a Florida architect or engineer, who decides whether Phase 2 testing is needed.
How we handle post-tensioned slab 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.[1]
Permits in Pinellas County
- Pinellas County, Condo Milestone Inspections: Milestone inspection registration and reports through the Access Portal
Signs the engineer will look at
- Rust staining or efflorescence along a line on the slab underside
- Cracking or deflection in post-tensioned slabs and beams
- Corroded tendon anchors at slab edges
- Water leaking through garage decks onto tendons
How repairs are approached
The engineer locates tendons before any cutting, decides whether tendons need to be repaired or replaced, and specifies shoring. Work is done by contractors experienced with post-tensioned systems, under a building permit.
| 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
Do parking levels count 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. Never cut or core a post-tensioned slab without the engineer locating the tendons first.
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.
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.
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.
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