Waterproofing and sealants in Pinellas County

Keep water out of the concrete, and budget for it in your SIRS.

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We arrange and coordinate waterproofing and sealants 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.

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Milestone, SIRS and recertification deadlines

The short answer

Waterproofing and sealants keep water and salt out of Pinellas County concrete, and the SIRS treats waterproofing and exterior painting as a reserve item. Pinellas uses a 30-year schedule with no separate coastal rule. In a Special Flood Hazard Area the county applies the 49% rule to repairs.

Last updated October 28, 2026

Waterproofing work in Pinellas County

High-rise condominiums on a white sand Gulf Coast beach with calm green water

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.
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.

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How we handle waterproofing and sealants 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]

High-rise condominium roof half stripped to the deck and half covered with new white membrane, with rolls of membrane on pallets

Permits in Pinellas County

Pinellas County, Condo Milestone Inspections: Milestone inspection registration and reports through the Access Portal

Where waterproofing matters most

Condo balcony deck with a fresh grey waterproof coating and glass railing overlooking the ocean

Balcony and walkway traffic coatings
Sealant at windows, doors, railing posts and expansion joints
Garage deck membranes and drains
Facade coatings and painting
Roof membranes, which are a separate SIRS item

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Planning it with restoration

Waterproofing is usually cheapest done straight after concrete repairs, while scaffolds and swing stages are already up. Ask the engineer to include coating and sealant specifications in the repair documents.

Impact-resistant sliding glass doors and windows opening onto a condo balcony above the ocean

Waterproofing and sealants in Pinellas County: the local rules at a glance
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

From the official pages, read 28 October 2026. Confirm dates with the Pinellas County Building and Development Review Services. Source: Pinellas County, Condo Milestone Inspections, Pinellas County. Last updated October 28, 2026.

Frequently asked questions

Does waterproofing belong in the reserve plan 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. Waterproofing and exterior painting are SIRS items under s. 718.112(2)(g), so the work belongs in the reserve schedule.

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.

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. 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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