Concrete spalling repair for condo buildings
Fix the cause, not just the patch.
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We arrange an engineer to assess the spalling and a qualified contractor to repair it, with permits and owner notices handled.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
Spalling is concrete cracking and breaking away, usually because the reinforcing steel inside is corroding and expanding. On a Florida condo it matters legally because cracks and surface defects count as substantial structural deterioration only when the engineer or architect inspecting the building decides they are a sign of it, and that finding triggers Phase 2 and the 365-day repair rule (s. 553.899(2)(b) and (11)).
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Who this is for
Boards and managers seeing loose concrete, rust stains or exposed steel on balconies, columns, beams, garages or walkways.
When is spalling structural?
The statute excludes surface imperfections such as cracks, distortion, sagging, deflection, leaks and peeling finishes from substantial structural deterioration unless the licensed engineer or architect performing the inspection decides they are a sign of it. That professional judgment decides whether Phase 2 testing is required.[1]
What a proper spalling repair involves
- Sounding the area to find delaminated concrete beyond what is visibly broken
- Removing concrete behind the steel so new material can bond around it
- Cleaning, treating or replacing corroded reinforcing steel as the engineer specifies
- Repair mortar or concrete, then coatings or sealants to slow water and salt getting back in
What to do while you wait for repairs
If pieces are falling, tell the engineer and keep people away from the area below. The engineer may recommend netting, barricades or shoring until the repair is done.
Frequently asked questions
Can our maintenance staff patch spalling?
Cosmetic patching over corroding steel tends to fail and can hide deterioration from the next inspection. Structural repairs should follow an engineer's design and be permitted.
Does spalling mean our building is unsafe?
Not on its own. The engineer or architect decides whether it is a sign of substantial structural deterioration and whether unsafe or dangerous conditions exist, and the report must say so.
Sources
- 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.
- 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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