Condo concrete restoration in Tampa

Repair rules in Tampa

• The city's page sets inspection deadlines but no repair deadline of its own, so the state rule applies, under which repairs for substantial structural deterioration must start within 365 days of the Phase II report.
• The city's program page shows the 30-year trigger only and no 25-year rule for buildings near salt water, so bayfront towers on Bayshore and Harbour Island follow the same 30-year clock as inland buildings unless the city notifies otherwise.
• If Phase I finds substantial structural deterioration, the Phase II report is due to the city within 180 days after the Phase I report is submitted.

How we handle concrete restoration in Tampa

Tampa leaves the repair clock to the statute, 365 days from the Phase II report to start repairs for substantial structural deterioration. The Phase II report is where the engineer specifies the repairs, so we start pricing the scope with contractors as soon as it is filed and plan the permit application around the 365-day date.[1][2]

Permits for condo concrete restoration in Tampa

• City of Tampa Construction Services: Milestone notices, RCT filings in Accela and repair permits

How does a restoration project run?

1. The engineer's report identifies the deterioration and recommended repairs.
2. A Florida-licensed engineer prepares repair drawings and specifications, often the engineer who did the inspection.
3. Qualified restoration contractors bid on the same scope, each disclosing any interest in the inspection firm as the statute requires.
4. The contractor obtains permits from the local building department.
5. Repairs proceed in phases, usually stack by stack, with shoring where the engineer requires it.
6. The engineer observes the work, and the building department inspects and closes the permits.

What deadlines apply to repairs?

The state sets the outer limit of 365 days from the Phase 2 report for repairs to commence, and each county or city must adopt its own repair ordinance. Fort Lauderdale's program allows 180 days from the safety report unless the Building Official sets otherwise, and the City of Miami gives 60 days after filing a recertification report to obtain repair permits without a violation.[2][4][5]

Who may bid on the repairs?

Any design professional or contractor licensed under chapter 489 who bids on repairs recommended by a milestone inspection may not have an interest in the inspection firm, or be a relative of someone who does, unless it is disclosed to the association in writing. Without the disclosure, the contract is voidable.[2]

Frequently asked questions