Condo concrete restoration in Florida
Balcony, garage and facade repairs, planned around your milestone report.
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We help boards turn an inspection report into a repair project: a repair design by a Florida-licensed engineer, competitive bids from qualified restoration contractors, permits, owner communication and a schedule that meets the local repair deadline.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
Concrete was the most common repair on the 903 Phase 2 milestone repair permits Florida building departments reported for 2024 and 2025, and the average permit value was $337,229 in 2024 and $496,236 in 2025 (OPPAGA Report 26-04). After a Phase 2 report, repairs for substantial structural deterioration must commence within 365 days, and local ordinances can set shorter windows (s. 553.899(11), Florida Statutes).
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Who this is for
Boards and property managers with a milestone, recertification or engineer's report that lists concrete repairs, and associations seeing spalling, rust stains or cracking on balconies, columns, garages or walkways before an inspection is due.
How big restoration projects get
In 2024, 56 of the 671 Phase 2 repair permits reported to the state were valued at over $1 million, and 215 were between $1,001 and $25,000. In 2025, 30 of 232 permits were over $1 million.
How does a restoration project run?
- The engineer's report identifies the deterioration and recommended repairs.
- A Florida-licensed engineer prepares repair drawings and specifications, often the engineer who did the inspection.
- Qualified restoration contractors bid on the same scope, each disclosing any interest in the inspection firm as the statute requires.
- The contractor obtains permits from the local building department.
- Repairs proceed in phases, usually stack by stack, with shoring where the engineer requires it.
- 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][3][4]
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]
| Year | Permits | Average permit value | Over $1 million |
|---|---|---|---|
| 2024 | 671 | $337,229 | 56 |
| 2025 | 232 | $496,236 | 30 |
Condo concrete restoration services
Balcony restoration
Slab edge and soffit repairs, coatings and railing work on condo balconies, stack by stack.
Concrete spalling repair
Repairing concrete that has cracked and broken away over corroding reinforcing steel.
Post-tensioned slab repair
Repairs to slabs reinforced with tensioned steel tendons, which need specialist assessment before anyone cuts concrete.
Parking garage restoration
Columns, beams and decks in condo garages, which take the worst of water, salt and car traffic.
Waterproofing and sealants
Coatings, sealants and membranes that keep water out of the structure, and a required SIRS item.
Balcony railing replacement
Replacing corroded or loose railings, often with the balcony slab repairs around their posts.
Frequently asked questions
Who designs concrete repairs on a condo building?
A Florida-licensed engineer prepares the repair design for structural repairs. We arrange the engineer and the restoration contractor and coordinate them with your manager; we do not design or perform the repairs ourselves.
Can we wait until the next budget year?
Not if a Phase 2 report found substantial structural deterioration. Repairs must commence within 365 days of the report, and your local ordinance may be shorter. Talk to the engineer about safety measures in the meantime.
How do we pay for a large restoration project?
Options include special assessments, loans and lines of credit, each needing a majority of the total voting interests, and for budgets adopted on or before 31 December 2028 a pause in reserve contributions for up to two budgets to fund milestone repairs.
Sources
- 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.
- Get a Building Recertification (City of Miami), City of Miami. 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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