Repairs after a Phase 2 milestone report

Repairs must commence within 365 days of the Phase 2 report.

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We help the board turn the Phase 2 report into a repair scope, permits and a contractor schedule that meets the local ordinance.

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

The short answer

Every county and city must adopt an ordinance setting when associations schedule or start repairs for substantial structural deterioration found in a Phase 2 report, but repairs must commence within 365 days of the report. If the owner does not show the building department that repairs are scheduled or under way in time, the department must review whether the building is unsafe for occupancy (s. 553.899(11), Florida Statutes).

Last updated October 28, 2026

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.

Local repair windows we have checked

Condo parking garage under repair with bags of repair mortar, bundles of rebar, column formwork and yellow shoring posts

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

[3][4][5][6]

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.[1]

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.[7]

Drained condominium pool fenced off with orange safety netting, covered lounge chairs and an empty work platform on the tower

Frequently asked questions

Do we need permits for milestone repairs?

Structural, concrete and electrical repairs generally need building permits from the local building department, and several departments set deadlines to obtain them. Your repair contractor pulls the permits.

What if the work will take more than a year?

The statute requires repairs to commence within 365 days, not finish. Show the building department proof that work is scheduled or has started within the local timeframe.

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.
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.
Chapter 2022-269, Laws of Florida (SB 4-D), approved May 26 2022, Florida Department of State / Laws of Florida. Accessed October 27, 2026.
Chapter 2023-203, Laws of Florida (CS/CS/SB 154), approved June 9 2023, Laws of Florida. Accessed October 27, 2026.
Condo milestone inspections, City of Tampa Construction Services, City of Tampa. Accessed October 28, 2026.
Condo Milestone Inspections, Pinellas County, Pinellas County. Accessed October 28, 2026.
Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.

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