Repairs after Phase 2 in Pinellas 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 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
State law requires repairs for substantial structural deterioration to start within 365 days of the Phase 2 report, and Pinellas County adds its own permit and filing steps. In a Special Flood Hazard Area the county applies the 49% rule to repairs. 8 Pinellas buildings were found unsafe or uninhabitable in 2024, the second highest county count.
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 Pinellas 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.
- 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.
- For Phase 2, the county page notes the inspector prefers the least disruptive and most easily repaired locations for testing.
How we handle repairs after Phase 2 in Pinellas County
Pinellas splits the filing by jurisdiction. If your building is in unincorporated Pinellas or one of the seven towns the county serves, the report goes through the county's Access Portal after registration; if it is in St. Petersburg, Clearwater or another city, it goes to that city. We confirm the right office before the inspection, so the sealed report lands where the clock is running.[1]
Permits in Pinellas County
- Pinellas County, Condo Milestone Inspections: Milestone inspection registration and reports through the Access Portal
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.[3]
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 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
How long do we have to start repairs in Pinellas 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. Repairs need building permits, so the contractor and drawings should be lined up before the deadline is close.
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
- 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 Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. 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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