The 40-year recert process doesn't tolerate shortcuts. We execute the structural and electrical repairs your inspection report requires — and document every step for the county.
40-year building recertification repairs in Fort Lauderdale are a specialized service that Planet Construction FL has delivered for properties across Broward County — helping building owners and managers close out structural inspection findings, satisfy the Broward County Building Department, and receive their recertification certificates. Florida's 40-year recertification requirement exists to ensure that aging buildings meet current structural safety standards, and the repair scope it generates is almost always concrete restoration work — which is exactly what we do. We know what inspectors look for, we know how to execute repairs that satisfy findings, and we know how to keep projects on schedule when deadlines matter.
We execute concrete excavations, 360° rebar undercuts, and structural mortar casting mandated by destructive engineering findings.
Engineered multi-tier shoring towers support overhead cantilevered slabs before any concrete chipping begins, safeguarding building integrity.
Itemized unit-by-unit proposals coordinate directly with Structural Integrity Reserve Studies to maximize reserve allocations.
The 40-year recertification process exists to catch structural and electrical problems before they become disasters — and the inspectors aren't generous with second chances. Failing recert means re-inspection fees, county notices, special assessments, and a board under pressure from every direction. Generic contractors who don't understand the recert process often do work that the inspector still rejects.
We've executed dozens of recert repair scopes and we know what inspectors look for. We work from your engineer's report, document every repair with photos and material data, and make sure the work meets both code and inspector expectations. The goal is simple: pass the recert the first time, with no re-inspection fees or board headaches.
Broward County's 40-year building recertification program requires commercial and residential buildings 40 years old to undergo a structural and electrical inspection by a licensed engineer or architect. After the initial recertification, buildings are re-inspected every 10 years. The inspection evaluates the building's structural system — concrete, masonry, steel, and wood framing — for deterioration, damage, and code deficiencies. Electrical systems are similarly reviewed. When deficiencies are identified, the building owner must complete the required repairs and obtain building department approval before the recertification certificate is issued. Buildings that fail to complete recertification face escalating fines and, in cases of serious structural deficiency, may be placed under orders that restrict or prohibit occupancy.
EXTERIOR BALCONIES
Addressing rusted core-drilled aluminum railing posts, spalled drip edges, bottom slab delamination, and top slab surface hollows without destabilizing exterior balustrades.
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PARKING STRUCTURES
Full-depth slab excavations, heavy vehicular expansion joint rebuilds, overhead girder spall patching, and multi-tier elastomeric polyurethane traffic deck coating systems.
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LOAD-BEARING FRAMES
Engineered temporary shoring, hydraulic jacking where required, vertical bar splice welding, helical tie reinforcement, and high-strength polymer micro-concrete form-and-pour casting.
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POST-TENSION SYSTEMS
Ground-penetrating radar tendon scans, moisture grease purging, failed anchorage replacement, calibrated tension retentioning, and pocket epoxy grout sealing.
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ACCESS CATWALKS
High-volume pedestrian walkway repairs, structural spall remediation at expansion joints, non-slip textured waterproofing coats, and emergency egress maintenance during construction.
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MOISTURE REMEDIATION
High-pressure chemical grout injection to stop active subterranean water leaks in elevator pits, foundation retaining walls, and commercial basement slabs instantly.
Request Leak Diagnostic →Planet Construction FL has executed repair scopes from dozens of 40-year recertification inspection reports across Fort Lauderdale and Broward County. The most frequently identified structural deficiencies follow a consistent pattern: spalling and rebar corrosion on parking garage columns, beams, and ceiling soffits; balcony slab and railing structural deficiencies; catwalk concrete and railing deterioration; expansion joint failure in elevated parking decks and corridor slabs; concrete spalling on building exterior walls and facade elements; foundation waterproofing failures showing as water infiltration into below-grade spaces; and roof parapet deterioration at the building perimeter. Each deficiency requires a specific repair approach, and Planet Construction FL develops a comprehensive repair scope that addresses all findings in a single coordinated project wherever possible — minimizing the disruption and cost of multiple mobilizations.
Balcony concrete repairs invariably intersect with waterproofing membranes, sliding glass doors, and perimeter stucco. Dividing trades across different vendors creates costly delays and blame games.
Hiring separate concrete repairers, coating painters, and window contractors leads to warranty voids. If a balcony leaks, the waterproofer blames the concrete patch, while the concrete contractor blames the door installer.
John oversees the entire building envelope under one license (CGC1517295 & CCC1329271). Our dedicated in-house crews chip spalls, restore rebar, apply Division 07 waterproof traffic membranes, and reinstall impact doors smoothly.
We pull permits directly from Fort Lauderdale, Pompano Beach, Hollywood, Boca Raton, and Weston building departments. We coordinate engineering special inspections daily to keep projects ahead of statutory SB 4-D deadlines.
The process begins with a review of the inspection report — we read every finding, map the locations, and develop a repair scope that directly addresses each deficiency in language that the engineer and building department will recognize as compliant. Permit applications are filed for all structural repair work, and we coordinate with the building department on inspection scheduling to maintain project momentum. Repairs are executed in a logical sequence — typically structural elements first, then waterproofing and surface protection — to avoid redoing work. Throughout the project, our team photographs each repair phase for the documentation package. When structural repairs are complete, we coordinate the engineer of record's site visit and support preparation of the final certification report submitted to the Broward County Building Department for certificate issuance.
Technicians review engineer Phase 1/Phase 2 findings and conduct sounding hammer surveys to map hollow delaminations hidden beneath paint.
Crews erect calibrated hydraulic shoring towers and pull municipal permits, squaring repair edges perpendicularly to eliminate feathered failure zones.
Exposing a full 3/4-inch clearance around rebar, sandblasting steel to bare white metal (SSPC-SP 10), splicing loss over 25%, and coating with cathodic zinc primer.
Scrubbing cementitious bonding slurry into SSD substrate, casting high-strength polymer-modified mortar (>6,500 PSI) into formwork, and controlling moisture curing.
Applying multi-layer elastomeric traffic-bearing membrane, conducting water tightness verification, and securing final municipal building department permit sign-off.
Broward County's 40-year recertification timeline is not flexible. Buildings that receive orders for non-compliance face accumulating daily fines and, in cases of serious structural concern, may face occupancy restrictions that displace residents and tenants. Planet Construction FL understands that recertification repair projects have real regulatory deadlines — not just target dates — and we manage our projects with that urgency. We maintain the resources to mobilize quickly on recertification projects, we coordinate permit applications efficiently, and we communicate proactively with property managers and HOA boards on project status so that scheduling surprises don't create compliance gaps. Our track record on recertification projects is built on getting buildings to their certificates on time.
Phased construction logistics, resident notices, reserve study alignment, and direct engineer of record milestone recertification sign-offs.
Documented case studies showcasing engineered structural repairs across Broward and Palm Beach County properties.
Executed full-depth balcony spall repairs, railing post pocket coring, and applied multi-layer pedestrian traffic coatings for 48 residential units under strict HOA rules.
Extensive rebar replacement and form-and-pour micro-concrete jackets for exposed coastal parapet walls and parking garage support columns suffering marine corrosion.
Hydro-demolition of 6,500 sq ft delaminated garage deck concrete, installation of heavy-duty expansion joints, and vehicular polyurethane traffic membrane.
Clear answers regarding engineering specifications, municipal code compliance, and structural concrete restoration standards.
Timeline depends entirely on the extent of deficiencies identified in the inspection report. A building with minor spall repairs and a few joint issues can complete recertification repairs in 3–6 weeks. A building with widespread parking garage deterioration, multiple balcony deficiencies, and façade spalling may take 3–6 months. After reviewing your inspection report, Planet Construction FL provides a project timeline estimate before committing to a contract — so you know what to plan for.
Yes — and this is the typical arrangement. The structural engineer produces the inspection report and serves as the engineer of record for the repair phase. Planet Construction FL serves as the general contractor executing the repairs to the engineer's specifications. We work with the engineer your association has already engaged and have established working relationships with many of the structural engineering firms active in Broward County's recertification market.
It happens — particularly on concrete demolition that reveals more extensive rebar corrosion than was visible during the initial inspection. Planet Construction FL documents all additional findings immediately, communicates them to the engineer of record, and presents a scope and cost adjustment for the additional work. We never proceed with additional scope beyond the original contract without explicit approval. Our documentation of additional findings is prepared in a format that the building department recognizes for permit amendment and engineer approval.
Planet Construction FL specializes in structural concrete restoration — we do not perform electrical work. Where a recertification inspection identifies electrical deficiencies alongside structural findings, we coordinate with licensed electrical contractors as subcontractors or refer property owners to qualified electricians to address those findings concurrently with our structural repair scope, so the building achieves full recertification in the most efficient timeframe.
Schedule a free recert repair consultation. We'll review your inspection report and propose a repair plan built to pass the first time.
Speak directly with John, Qualifying Contractor (CGC1517295 & CCC1329271). We respond within 15 minutes during business hours.
(754) 301-6747
