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Phase 2 milestone inspection in Tampa

Testing and a repair program when Phase 1 finds deterioration.

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Your building department decides if salt water means a 25-year inspection.

We arrange and coordinate Phase 2 inspections for condo and co-op associations in Tampa, working to the rules of the City of Tampa Construction Services from the first notice to the final report.

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  • Free, no-obligation proposal
  • Inspections by Florida-licensed engineers and architects
  • Milestone, SIRS and recertification deadlines

The short answer

Phase 2 adds destructive or nondestructive testing when Phase 1 finds substantial structural deterioration, and in Tampa it follows local filing rules as well as s. 553.899. Phase II is due within 180 days after the Phase I report. Tampa reports are filed in Accela Citizen Access as an RCT record.

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Who this is for

Associations whose Phase 1 report found substantial structural deterioration, and boards preparing for the cost of the repairs that usually follow.

Phase 2 repair costs in the state data

OPPAGA counted 903 Phase 2 repair permit applications for 2024 and 2025, from under $1,000 to $30 million. The average permit value was $337,229 in 2024 and $496,236 in 2025, and the most common repairs were concrete, electrical and structural.

Phase 2 in Tampa

Condominium towers along a bayfront boulevard with a long white balustrade beside Tampa Bay
  • 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.
  • Reports are filed in Accela Citizen Access, where a registered user applies for an RCT record, and each report must be performed, signed and sealed by a Florida design professional.
  • 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.
[1][2]

How we handle Phase 2 inspections in Tampa

Tampa keeps to the statute's shape with its own filing route. The city's notice starts a 180-day Phase I clock, Phase II follows within 180 days of the Phase I report, and both are filed by a Florida design professional as an RCT record in Accela. We get the engineer registered and the record opened early, because the clock does not stop while the account is set up.[1]

Clear crack monitoring gauge screwed across a diagonal crack in a condominium stairwell wall

Permits in Tampa

What does Phase 2 testing involve?

The inspector decides the testing, which can be destructive, such as cores or opening up a slab edge, or nondestructive. The statute tells the inspector to prefer locations that are least disruptive and most easily repaired while still representative of the structure. Plan for unit access, noise and temporary protection.[2]

Concrete core samples, one showing a corroded rebar end, beside a cored hole and a core drill bit on a balcony slab

Phase 2 deadlines

Rebar scanner and sounding hammer on a condo balcony slab marked with chalk grid lines
  • Within 180 days of the Phase 1 report: progress report to the building department with a timeline for completing Phase 2
  • On completion: sealed Phase 2 report and summary to the association, any non-condo owner and the building official
  • Within 45 days of receiving it: summary to every owner
  • Within 365 days of the Phase 2 report: repairs for substantial structural deterioration must have commenced, or the building department must check whether the building is unsafe for occupancy
[2]
Phase 2 inspections in Tampa: the local rules at a glance
TopicRule in TampaSource
NoticePhase I is due within 180 days after the owners receive the city's written notice.City of Tampa
NoticeTampa asks buildings that were not notified to contact the city directly.City of Tampa
ContactTampa Construction Services takes milestone questions at (813) 274-3100, option 1.City of Tampa
From the official pages, read 28 October 2026. Confirm dates with the City of Tampa Construction Services. Source: City of Tampa, Condo milestone inspections, City of Tampa Construction Services. Last updated October 28, 2026.

Frequently asked questions

What happens after a Phase 2 finding in Tampa?

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. The Phase 2 report also sets out the repairs the engineer recommends, which become the repair scope.

When is Phase II due in Tampa?

Within 180 days after the Phase I report is submitted, if Phase I found substantial structural deterioration.

How do we file a milestone report in Tampa?

Through Accela Citizen Access, where a registered user applies for an RCT record. The report is performed, signed and sealed by a Florida design professional.

Does Tampa set a repair deadline?

The city's page does not. The state rule applies, so repairs for substantial structural deterioration must start within 365 days of the Phase II report.

Sources

  1. Condo milestone inspections, City of Tampa Construction Services, City of Tampa. Accessed October 28, 2026.
  2. s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
  3. Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.

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