FAQ
The Questions Boards Ask
Written for people who did not choose to become experts in structural repair.
We will turn it into a buildable scope, a phasing plan and a realistic range — so the board can decide with numbers rather than adjectives.
FAQ
Milestone and recertification repairs
- Do you perform milestone inspections?
- No, deliberately. A licensed engineer or architect must, and a contractor doing both has a conflict.
- When is our milestone inspection due?
- 30 years from the certificate of occupancy, or 25 within three miles of the coastline, then every 10. Confirm with your attorney.
- Does it apply to our building?
- Condominium and co-op buildings three stories or taller. Your attorney should confirm.
- What does Phase 2 mean?
- Further investigation is needed to characterize what Phase 1 saw. It usually does not mean the building is unsafe.
- Why will you not fix the price on concrete?
- The quantity is not knowable until it is opened. Unit rates with engineer-verified quantities is honest; a fixed price is padded or thin.
- Can quantities double?
- Occasionally, yes. That is why the engineer sounds the structure and the board holds contingency.
- What is a SIRS?
- A structural integrity reserve study identifying major components and their funding requirement. Reserves for those items can no longer be waived.
- Why is our assessment so big?
- Usually years of waived reserves. The deferral ended; the cost had been accumulating.
- Should we phase the work?
- Often. Let the engineer set the priority order, not the board.
- Do residents have to move out?
- No. These projects are planned around people staying in their homes.
- Do residents have to clear balconies?
- Yes, with written notice and a date. Enforcement is an association matter for your attorney.
- Where do cars go during garage work?
- The first thing to solve, and an association decision. Projects stall here more than anywhere.
- Should we do envelope work too?
- Yes. Concrete without envelope means repeating the concrete.
- Can one firm inspect and repair?
- Some offer it. Ask how the board is protected from scope inflation.
- Is this page legal advice?
- No. General information only. Your association attorney and engineer decide what applies.
Still not answered?
Call (954) 807-3208 or send the engineer's report. We will turn it into something the board can actually decide on.
What we repair
Concrete Restoration
concrete restoration condo milestone florida
Read more →
Balcony Repairs
condo balcony repair milestone inspection florida
Read more →
Building Envelope
condo stucco waterproofing repair florida
Read more →
Waterproofing & Decks
condo deck waterproofing pool deck repair florida
Read more →
Railings & Guardrails
condo balcony railing replacement code florida
Read more →
Parking Structures
parking garage repair condo florida milestone
Read more →
Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.