Repairs after Phase 2 in Tampa
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 Tampa, working to the rules of the City of Tampa Construction 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 Tampa adds its own permit and filing steps. Tampa's page sets no repair deadline of its own, so the state 365-day rule governs. Phase II is due within 180 days after the Phase I report.
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 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.
- 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 repairs after Phase 2 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]
Permits in Tampa
- City of Tampa Construction Services: Milestone notices, RCT filings in Accela and repair permits
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.[2]
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 Tampa | Source |
|---|---|---|
| Notice | Phase I is due within 180 days after the owners receive the city's written notice. | City of Tampa |
| Filing | Tampa reports are filed in Accela Citizen Access as an RCT record. | City of Tampa |
| Notice | Tampa asks buildings that were not notified to contact the city directly. | City of Tampa |
| Contact | Tampa Construction Services takes milestone questions at (813) 274-3100, option 1. | City of Tampa |
Frequently asked questions
How long do we have to start repairs 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. Repairs need building permits, so the contractor and drawings should be lined up before the deadline is close.
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.
When is Phase II due in Tampa?
Within 180 days after the Phase I report is submitted, if Phase I found substantial structural deterioration.
Sources
- Condo milestone inspections, City of Tampa Construction Services, City of Tampa. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 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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