Florida's milestone inspection law has tight deadlines and serious consequences. We handle the structural repairs your engineer flags — start to finish, on the inspector's clock.
Condo milestone inspection support in Fort Lauderdale has become one of the most time-sensitive services we provide — because Florida's SB 4-D law has created hard deadlines for condominium buildings that cannot be extended and cannot be ignored. Since the 2021 Surfside collapse, Florida law now requires milestone structural inspections for condominium and cooperative buildings three stories and taller, with strict timelines for completing required repairs. At Planet Construction FL, we work alongside structural engineers to execute the repair scope identified in milestone inspection reports — efficiently, compliantly, and with the documentation your building needs to close out its findings.
Full 360° rebar undercut, mechanical rust descaling to bare metal, and cathodic zinc primer application.
Engineered multi-tier shoring towers safely support live and dead superstructure loads prior to chipping.
Turnkey threshold special inspections, concrete cylinder break tests, and final municipal certificate of completion.
Florida's milestone inspection law gives condo associations strict deadlines, mandatory engineering reports, and zero tolerance for delays. Once your engineer's report identifies structural deficiencies, the clock starts — and missing the repair window can trigger fines, special assessments, and serious legal exposure for the board. Most boards aren't equipped to manage this kind of contractor coordination on top of everything else.
We work directly with your engineer's report, executing every flagged repair to spec and keeping the board informed at every step. Our crews understand SB 4-D timelines, documentation requirements, and the kind of evidence inspectors need to sign off. Whether it's spalling columns, cracked balconies, waterproofing failures, or structural members, we handle the work and the paperwork.
Florida Senate Bill 4-D, passed in response to the 2021 Champlain Towers collapse in Surfside, establishes new mandatory structural inspection requirements for condominium and cooperative buildings three stories or taller. Under SB 4-D, buildings must complete a Phase 1 milestone inspection — a visual structural assessment by a licensed engineer or architect — within specific timeframes based on the building's age and coastal location. Buildings 30 years old or older within three miles of the coastline must comply first. Buildings 25 years old or older in other locations have their own timelines. Failure to complete inspections and execute required repairs within the law's timelines carries significant penalties and can trigger state action against the condominium association.
SPECIALIZED DIVISION
Comprehensive repair protocols meeting Florida Building Code and structural engineering specifications.
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SURFACE PROTECTION
Seamless elastomeric barriers protecting underlying assemblies from South Florida salt-air and rain penetration.
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STRUCTURAL FRAMES
Engineered hydraulic load transfer towers, steel splice welds, and polymer micro-concrete jacketing.
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QUALITY CONTROL
On-site special inspector reviews, cylinder breaks, pull-off adhesion testing, and certificate of completion.
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EXTERIOR ENVELOPE
Stucco crack isolation, urethane expansion joint renewal, and coastal salt corrosion shielding systems.
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SUBTERRANEAN DEFENSE
Hydrophobic polyurethane and epoxy injection stopping subterranean water intrusion in elevator pits and foundations.
Request Leak Diagnostic →Fort Lauderdale building owners and condo associations are navigating two overlapping compliance requirements that are sometimes confused. The SB 4-D milestone inspection is a statewide requirement applying to condominiums and co-ops three stories and taller, managed through the Florida Department of Business and Professional Regulation. Broward County's 40-year recertification is a local requirement applying to all commercial buildings 40 years old, managed through the Broward County Building Department. The two programs have different thresholds, timelines, and reporting structures — but both ultimately require structural deficiencies to be identified and repaired. Many Fort Lauderdale condominium buildings are subject to both programs simultaneously, and Planet Construction FL coordinates compliance with both as part of an integrated repair scope where applicable.
Concrete structural restorations intersect with waterproofing membranes, expansion joints, and municipal milestone permits. Dividing trades creates delays, finger-pointing, and voided warranties.
Separate concrete patchers, painters, and coating contractors frequently void each other's warranties. If water intrusion recurs, the waterproofer blames the concrete mortar while the mason blames the sealant.
John Kraja directly manages the entire structural restoration under dual state licenses (CGC1517295 & CCC1329271). In-house crews chip spalls, treat rebar, cast structural mortars, and apply warranted traffic coatings under single-source accountability.
We pull permits directly across Fort Lauderdale, Pompano Beach, Hollywood, Boca Raton, and Weston building departments. We coordinate engineering special inspections daily to prevent costly stop-work delays.
After nearly four years of SB 4-D milestone inspections in South Florida, a clear pattern of common structural findings has emerged in Fort Lauderdale's building stock. Concrete spalling on parking garage columns, ceilings, and beams — driven by rebar corrosion — is the most frequently cited deficiency. Balcony and catwalk structural condition issues, including spalling, railing code compliance failures, and waterproofing deficiencies at the balcony-to-building interface, appear in the majority of reports for older multi-story condominiums. Expansion joint failures in elevated parking decks and corridor slabs are common. Foundation and below-grade waterproofing conditions are flagged in coastal buildings with high water tables. Planet Construction FL has extensive experience executing repairs across all of these deficiency categories — we know what inspectors are looking for and how to close out findings efficiently.
Technicians review engineer reports and conduct acoustical hammer sounding surveys to map hidden subsurface delaminations.
Erecting calibrated multi-tier hydraulic shoring towers and pulling municipal building department permits across South Florida.
Chipping concrete to 3/4-inch clearance around oxidized steel, sandblasting to bare metal (SSPC-SP 10), and applying cathodic zinc primer.
Scrubbing cementitious bonding slurry into SSD substrate, casting high-strength micro-concrete (>6,500 PSI), and controlling wet curing.
Applying elastomeric waterproofing barrier coats, performing flood testing, and securing final municipal building department permit sign-off.
Once your milestone inspection report is in hand, the clock starts on completing the identified repairs. Planet Construction FL reviews your inspection report, develops a detailed repair scope that addresses every structural deficiency identified, and provides a written estimate and project timeline. We coordinate directly with your structural engineer of record to ensure our repair approach satisfies the engineering requirements for closing each finding. Throughout the repair project, we maintain documentation — photographs, material certifications, inspection records — in the format needed to demonstrate to the building department and the engineer that each deficiency has been properly addressed. When repairs are complete, we support the engineer's final inspection and report submission to close out the milestone inspection process for your building.
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.
Full-depth cantilevered balcony spall excavations, railing pocket re-anchoring, and multi-layer pedestrian traffic coatings for 48 units.
Extensive rebar replacement, micro-concrete form-and-pour jackets, and salt corrosion shielding for coastal high-rise assemblies.
Hydro-demolition of 6,500 sq ft delaminated deck concrete, heavy vehicular expansion joints, and polyurethane traffic membranes.
Clear answers regarding engineering specifications, municipal code compliance, and structural concrete restoration standards.
Florida's SB 4-D law provides the state with authority to take significant action against associations that fail to comply — including imposing fines, restricting occupancy, or requiring evacuation of buildings with serious structural deficiencies. Condo associations should treat the inspection and repair timelines as hard deadlines. If your building has already missed its Phase 1 inspection deadline, the priority is completing the inspection and contacting a repair contractor immediately to understand the timeline for addressing findings.
Structural concrete repairs identified in a milestone inspection report require a licensed general contractor to execute. The scope of work must also be overseen by the structural engineer of record who produced the inspection report or another licensed engineer engaged for the repair phase. Planet Construction FL is a licensed general contractor in Florida and works directly with your engineer of record to execute repairs per the approved repair design.
The law requires repairs to be completed within specific timeframes from the inspection report date — typically one year for Phase 1 findings, with extensions available in limited circumstances. Whether phasing is permissible depends on the severity of the findings and the timeline established in your inspection report. We advise engaging a repair contractor as soon as the inspection report is received to understand the timeline requirements and plan accordingly — not after the deadline has passed.
We work directly with your engineer of record throughout the repair process — from scope development through final inspection. Our project managers communicate regularly with the engineer on repair progress, material submittals, and any field conditions that vary from the original scope. We provide the engineer with all documentation needed to approve the completed repairs and issue the final certification that closes out your building's milestone inspection requirement.
Send us your engineer's report. We'll review it, scope the repairs, and give your board a clear plan and timeline — free of charge.
Speak directly with John Kraja, Qualifying Contractor (CGC1517295 & CCC1329271). No salesmen, no middleman brokers. We respond within 15 minutes during business hours.
(754) 301-6747
