Florida Condo Milestone Inspection Remediation
Your Phase 2 inspection revealed structural deficiencies. The 365-day clock has started. Florida Construction Specialists is your trusted partner for expert remediation throughout Tampa Bay.
Understanding Your Phase 2 Milestone Inspection Report
If your Phase 1 visual assessment identified potential issues, your building was required to undergo a more comprehensive Phase 2 inspection. This deeper investigation may have included destructive testing, core samples, and detailed structural analysis. Now you're facing the results—and the legal requirement to act.
What "Substantial Structural Deterioration" Means
Under Florida Statute 553.899, this term refers to deterioration that "is adversely affecting the structural capacity of a building or structure." It doesn't necessarily mean imminent collapse—but it does mean repairs cannot wait. Your engineer has identified conditions that, if left unaddressed, could compromise building safety.
Common Findings in Tampa Bay Phase 2 Reports
Your Legal Obligations Under F.S. 553.899
- Distribute Phase 2 report to all unit owners within 45 days of receipt
- Begin remediation within 365 days of receiving the Phase 2 report
- Report compliance status to local building official
- Maintain records and update DBPR reporting database
The 365-Day Remediation Timeline
Florida law is clear: once your association receives the Phase 2 inspection report documenting substantial structural deterioration, you have 365 days to commence repairs. Not complete them—but meaningfully begin the remediation process.
What "Commence Repairs" Means Legally
- Contractor engagement: Signed contract with a licensed general contractor
- Permit application: Building permits submitted to local jurisdiction
- Physical work: Actual construction activity has begun on-site
Simply hiring an engineer for additional assessment or getting bids does not satisfy the "commence repairs" requirement.
Local Jurisdiction Variations
Some Tampa Bay municipalities have additional requirements or expedited timelines:
- • Hillsborough County: Standard 365-day timeline
- • Pinellas County: Some beach communities require faster action
- • City of Tampa: Coordinates with county building department
- • Clearwater: Additional coastal building requirements
Extension Possibilities
Extensions may be granted by the local building official if:
- • Good faith effort to begin repairs can be demonstrated
- • Contractor/material availability issues are documented
- • Financing challenges are being actively addressed
- • Weather or emergency conditions prevent progress
Extensions are not guaranteed. Don't count on them.
Common Remediation Projects for Tampa Bay Condos
Concrete Spalling & Rebar Corrosion
The combination of salt air, humidity, and age causes reinforcing steel to corrode, expanding and breaking away the surrounding concrete. This is the most common issue found in Tampa Bay Phase 2 inspections.
Why it happens: Chloride penetration, carbonation, inadequate concrete cover, original construction quality
Repair methods: Patch repair, section removal and replacement, cathodic protection for severe cases
Typical Cost Ranges:
- • Patch repairs: $50–$150 per square foot
- • Section replacement: $150–$300 per square foot
- • Building-wide restoration: $500K–$5M+
Balcony Structural Restoration
Balconies are particularly vulnerable in Florida due to direct exposure to weather, inadequate drainage, and the challenges of waterproofing cantilevered structures. Many buildings constructed in the 1970s-1990s are now experiencing significant deterioration.
Common issues: Railing post corrosion, slab edge deterioration, waterproofing failure, drainage problems
Solutions: Structural repair with new waterproofing, partial replacement, or full reconstruction
Typical Cost Ranges:
- • Per-unit average: $15,000–$50,000
- • Building-wide (50 units): $500K–$2.5M
- • Timeline: 3–8 months depending on scope
Parking Structure Rehabilitation
Parking garages experience accelerated deterioration from vehicle traffic, salt from nearby roads and coastal air, and the challenge of maintaining waterproofing on horizontal surfaces. Post-tension cable issues are particularly common.
Key concerns: Post-tension cable corrosion, traffic membrane failure, structural crack propagation, column/beam deterioration
Approach: Comprehensive assessment, phased repair, new traffic coating system
Typical Cost Ranges:
- • Deck coating replacement: $8–$15 per square foot
- • Structural repairs: $40–$120 per square foot
- • Full rehabilitation: $500K–$10M
Building Envelope Waterproofing
The building envelope—walls, windows, doors, and roof interfaces—is your first defense against water intrusion. Failed waterproofing leads to interior damage, mold, and accelerated structural deterioration.
Systems include: Elastomeric coatings, joint sealants, window perimeter sealing, below-grade waterproofing
SIRS connection: Waterproofing is one of the 8 required reserve study components under Florida law
Typical Cost Ranges:
- • Exterior coating: $5–$15 per square foot
- • Window/door sealing: $500–$2,000 per unit
- • Building-wide envelope: $200K–$2M
Selecting a Remediation Contractor: What Condo Boards Should Look For
Choosing the right contractor for milestone inspection remediation is one of the most important decisions your board will make. This isn't a typical maintenance project—it's a complex undertaking with legal, safety, and financial implications.
Florida General Contractor License
Verify active CGC or CBC license through DBPR. Don't accept unlicensed 'specialty' contractors for structural work.
Commercial Multi-Family Experience
Residential contractors aren't equipped for condo remediation. Look for documented experience with occupied multi-family buildings.
Insurance and Bonding
Require $2M+ general liability, workers' comp, and payment/performance bonds. Projects over $500K should be bonded.
Engineering Firm Relationships
The best contractors work collaboratively with engineers—not adversarially. Ask about their approach to engineer coordination.
Condo Association References
Request references from other HOAs and property managers. Ask specifically about communication, timeline adherence, and change order management.
Warranty and Workmanship Guarantees
Standard should be 1-year workmanship warranty minimum. Materials should carry manufacturer warranties of 5-15 years depending on system.
Our Remediation Services Include:
- Concrete spalling and rebar corrosion repair
- Balcony structural restoration
- Parking structure rehabilitation
- Building envelope waterproofing
- Post-tension cable inspection and repair
- Structural crack injection and repair
- Walkway and corridor restoration
- Window and slider frame remediation
The Remediation Process: From Report to Resolution
Report Review & Scope Development
Week 1-2We review your Phase 2 inspection report with your engineering firm, clarifying findings, prioritizing repairs, and developing a preliminary scope of work.
Engineering Coordination
Week 2-4We coordinate with your milestone inspection engineer to ensure our proposed solutions align with their findings and recommendations. If needed, we can recommend additional engineering support.
Detailed Proposal & Cost Breakdown
Week 4-6You receive a comprehensive proposal with detailed line-item pricing, phasing options, timeline, and payment schedule. We present to your board and answer questions.
Board Approval & Contract
Week 6-8Once approved, we execute a detailed contract covering scope, timeline, payment terms, warranty, and resident communication protocols.
Permitting
Week 8-12We handle all permit applications with Hillsborough County, Pinellas County, or municipal building departments. Our relationships help expedite approval.
Phased Construction
Varies by scopeConstruction proceeds in phases to minimize resident disruption. We coordinate access, manage noise/dust, and provide regular progress updates.
Final Engineering Sign-Off
Project completionUpon completion, your engineer inspects the work and provides sign-off documentation. We assist with amended inspection report filing to satisfy compliance requirements.
Financing Major Condo Remediation Projects
Funding multi-million dollar remediation projects is one of the biggest challenges condo boards face. Here are the options available to Tampa Bay associations:
Special Assessments
Direct billing to unit owners based on ownership percentage. Can be collected as lump sum or over 12-24 months.
✓ No interest costs
✓ No approval delays
✗ Can strain owners financially
✗ May impact unit values short-term
Bank Loans / Lines of Credit
Association borrows funds and repays through increased monthly assessments over 5-15 years.
✓ Spreads cost over time
✓ More affordable monthly payments
✗ Interest adds 15-30% to total cost
✗ Requires lender approval process
Fannie Mae / FHA Considerations
Non-compliant buildings may lose Fannie Mae/FHA certification, making units harder to sell or refinance.
⚠ Deferred maintenance can disqualify buildings
⚠ Completing remediation helps restore certification eligibility
Phased Payment Approach
FCS can structure projects with phased payments aligned to special assessment collection schedules.
✓ Matches cash flow to collections
✓ Reduces need for bridge financing
✓ We work with your association's financial constraints
Why Tampa Bay Condos Choose Florida Construction Specialists
When your Phase 2 inspection reveals issues that require remediation, you need a contractor who understands the unique challenges of condo association work. Here's why boards throughout Tampa Bay trust FCS:
20+ Years Commercial Experience
We specialize in large-scale commercial and multi-family projects—not residential handyman work. Our team has managed $25M+ in completed projects.
Prime Contractor Only
FCS is always the prime contractor, never a subcontractor. You get direct accountability and a single point of contact for your entire project.
Fully Bonded & Insured
With 40+ years experience and in-house engineering and comprehensive insurance, your association is protected throughout the remediation process.
Insurance Restoration Background
Our experience with complex insurance claims means we understand documentation, supplemental processes, and working with carriers.
Local Engineering Relationships
We work collaboratively with Tampa Bay engineering firms conducting milestone inspections. No adversarial relationships—just solutions.
Occupied Building Expertise
We've managed dozens of remediation projects in occupied buildings, minimizing disruption while maintaining safety and timeline.
Related Condo Remediation Resources
Condo Milestone Inspection Remediation FAQs
Common questions from Tampa Bay condo boards about Phase 2 inspection repairs and SB 4-D compliance
Florida law requires that repairs commence within 365 days, but there are options. Associations can levy special assessments, obtain bank loans, or work with contractors like FCS to phase repairs strategically. Some associations are also exploring Fannie Mae and FHA lending programs designed for condo rehabilitation. The key is starting the process—we can help structure a phased approach that addresses the most critical safety items first while keeping costs manageable.
Yes, you have the right to engage another licensed Florida engineer or architect to review the findings. However, be aware that this doesn't stop the 365-day clock. If you dispute findings, we recommend engaging a second engineer quickly while simultaneously beginning remediation planning. FCS works with multiple engineering firms and can facilitate coordination between parties.
Communication is critical for successful condo remediation projects. FCS provides a comprehensive communication plan including pre-construction meetings with unit owners, weekly progress updates, dedicated contact information for resident concerns, advance notice of any utility interruptions or access restrictions, and regular board updates. We've managed dozens of occupied building projects and understand the importance of keeping residents informed.
Missing the deadline can expose the association and individual board members to significant liability. Under Florida Statute 553.899, failure to comply can result in enforcement actions, potential fines, and personal liability for board members. Insurance carriers may also use non-compliance as grounds to deny coverage. The best approach is to engage a contractor early—even if full funding isn't available, demonstrating good faith progress toward compliance is important.
Yes, phasing is often the most practical approach for large remediation projects. FCS works with associations to prioritize repairs based on safety criticality, develop multi-year remediation plans that address the most urgent issues first, coordinate with engineering firms to document phased compliance, and structure projects to align with special assessment collection timelines. The key is having a documented plan that shows continuous progress.
For projects over $1 million, a construction manager or owner's representative can be valuable. However, FCS serves as prime contractor with full project management capabilities. We coordinate directly with your engineer, manage all subcontractors, handle permitting, and provide complete project oversight. For smaller associations, our integrated approach often eliminates the need for separate construction management.
Your 365-Day Clock Is Ticking. Let's Get Started.
Florida Construction Specialists offers complimentary board consultations for condo associations facing milestone inspection remediation. We'll review your Phase 2 report and provide a preliminary scope assessment.