Milestone Inspection Repairs

When a Phase 2 report finds substantial structural deterioration, the association needs a contractor who can price engineered repairs, phase them on an occupied building and get them permitted. That is what we do — we work after the engineer, not instead of them. Florida Statute 553.899 requires a milestone structural inspection for condominium and cooperative buildings three storeys or more, at 30 years of age, then every 10 years. A local enforcement agency may bring that forward to 25 years where conditions such as proximity to salt water justify it. A Phase 1 inspection is visual. If it finds substantial structural deterioration, a Phase 2 inspection follows, and repairs must begin within a set period of the Phase 2 report. Buildings that reached 30 years before July 2022 were required to complete their initial inspection before 31 December 2024; buildings reaching 30 between July 2022 and December 2024 were due before 31 December 2025. Both of those dates have passed.

Where we come in

After the engineer. The engineer inspects, writes the report and prepares the repair specification. We are the contractor who prices that specification and does the work - concrete restoration, post-tension repair, structural repair, waterproofing and the coating package over it.

What a board should have ready before bidding

The Phase 2 report, the engineer's repair specification and drawings, any tendon or reinforcement mapping, and the association's own decision on phasing and access. Bids written against those documents are comparable. Bids written against a walk-through are not.

Reading three bids that do not match

Restoration bids diverge because the allowance quantities differ, not because one contractor is cheaper. Compare the unit rates and the assumed quantities side by side before comparing the totals.

Licensed and permitted. Work is performed under Florida Certified General Contractor licence CGC #1540717, permitted and inspected.

Questions we get asked

The report is bad. How fast do we have to move?

Repairs must begin within the period the statute sets after the Phase 2 report. Your engineer and association counsel will give you the exact date for your building - that date, not the bid process, is what sets the schedule.

Can you help us understand the engineer's report?

We can walk the building with you and explain what each item means in construction terms. We will not reinterpret the engineer's findings - that is their call, not ours.

Do you work directly for the association or under a general contractor?

Either. Many associations contract the restoration directly.

Related services

40-Year & Building Recertification Repairs

Repairs that close out a recertification in Miami-Dade, Broward and Palm Beach.

Boca Raton Ordinance 5589 Recertification Repairs

Boca Raton runs its own recertification programme. Here is what it means for a board.

SIRS - What Happens After the Study

A reserve study tells a board what it must fund. It does not fix anything.

Talk to us about Milestone Inspection Repairs

Tell us what you are dealing with. If you have an engineer's report or a county case number, mention it — it saves a step.