Florida
We Do Not Inspect Your Building. We Repair What the Engineer Found.
The milestone inspection is performed by a licensed engineer or architect, and it must be. A contractor who inspects and then repairs what they found has an obvious conflict — so we take the engineer's report and turn it into a buildable, priced, phased scope your board can actually decide on.
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.
Not us
We do not perform the inspection. An engineer does
30/25
Years to first milestone — 25 within 3 miles of coast
Occupied
Buildings stay occupied while we work
Licensed
General contractor, licensed in the state of Florida
What we repair
What we repair
Seven findings that appear in nearly every Phase 2 report, and what drives the cost of each.
Concrete Restoration
Salt reaches the reinforcement, the steel rusts, rust expands, and the concrete cracks off. It is the single most common finding in coastal Florida recertification and the hardest to price honestly.
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Balcony Repairs
Balconies are the most common structural finding and the most disruptive repair, because every one belongs to somebody who is living behind it.
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Building Envelope
The envelope is what stops water reaching the structure. Most concrete deterioration began as an envelope failure years earlier.
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Waterproofing & Decks
Elevated decks, walkways and pool surrounds sit on structure, and when their waterproofing fails the structure below is what pays for it.
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Railings & Guardrails
Railings are usually found deteriorated at their embedments, and replacing them frequently triggers current code requirements the original did not meet.
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Parking Structures
Garage repairs are structurally routine and logistically miserable, because every space belongs to somebody with nowhere else to put a car.
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The requirements
The requirements
Milestone inspections, reserve studies and what changed after 2022 — in plain terms.
Milestone Inspections
Florida introduced statewide milestone inspections in 2022 following the Surfside collapse. If you are on a condominium or co-op board of a building three stories or taller, this applies to you.
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Phase 1 and Phase 2
Phase 1 is a visual inspection. If it finds substantial structural deterioration, Phase 2 follows — and that is the point at which boards start calling contractors.
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Structural Integrity Reserve Studies
A structural integrity reserve study identifies the major components and what it will cost to maintain them — and unlike the old reserve regime, funding for those items is no longer something a membership can vote to waive.
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Funding the Work
Once the scope exists, the board's problem stops being construction and becomes funding. There are three routes and they suit different associations.
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Choosing the Team
A board is assembling a team: an engineer, a contractor, an attorney and possibly a lender. How that team is structured matters as much as who is in it.
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The difference
What a board should expect from a contractor
We do not inspect. We repair.
The milestone inspection is performed by a licensed engineer or architect, and it must be. A contractor who offers to inspect and then repair what they found has an obvious conflict, and any board accepting that arrangement should think again. We take the engineer's report and price the work in it.
The report is not a scope of work
A Phase 2 report describes deterioration. It does not tell you sequence, access, phasing, or what it costs to keep residents in the building. Turning findings into a buildable, priced, phased scope is a separate piece of work and it is where most of the delay happens.
Residents stay in the building
These are people's homes. Balcony access, water shutoffs, noise windows, parking and pets are not soft considerations on a recertification job — they are the reason a project either runs smoothly or generates a special meeting.
We will tell the board what it will actually cost
Concrete restoration quantities are unknowable until the concrete is opened. A fixed price that pretends otherwise becomes a change order argument in front of an angry membership. Unit-rate contracts with measured quantities are the honest structure and we will explain why.
Start here
Send us the engineer's report
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.
We will also attend a board or member meeting to explain it. Most of the anxiety in this work is about the unknown, not the amount.
FAQ
Common questions
- Do you perform the milestone inspection?
- No, deliberately. It must be a licensed engineer or architect, and a contractor who inspects and then prices the repairs has an obvious conflict.
- Does our building need one?
- Condominium and co-op buildings three stories or taller, at 30 years — or 25 within three miles of the coastline. Your attorney should confirm your position.
- Does Phase 2 mean the building is unsafe?
- Usually not. It means further investigation is needed to characterize what the visual inspection found. Your engineer determines the significance.
- Why will you not give a fixed price for concrete?
- Because the quantity of deteriorated concrete is not knowable until it is opened. Unit rates with engineer-verified measured quantities is the honest structure.
- Can residents stay in the building?
- Yes. These are people's homes and the whole project is planned around that.
- Why did our assessment get so large?
- Frequently because reserves were waived for years. The cost accumulated quietly, and reserves for structural items can no longer be waived.
- Should we do concrete now and envelope later?
- You can, and you will likely repeat the concrete. The envelope is what let the water in.
- Will you attend our board meeting?
- Yes, and member meetings too. It usually helps more than another document does.
Service area
Where we work
- Counties covered
- Broward · Miami-Dade · Palm Beach · Collier · Lee · Monroe · Martin · St. Lucie
- Office hours
- Mon–Fri 10:00 AM – 6:00 PMBoard and engineer meetings outside business hours where that is what it takes.
- Phone
- (954) 807-3208
Read our Google reviews — worth a look before you let anyone on your building.
No showroom, and that is deliberate
Romco is a service-area contractor. There is no trade counter to visit, because the work happens at your building rather than at ours.
Outside the immediate Broward and Palm Beach corridor we work through established local trade partners and manage the project ourselves. You deal with one point of accountability either way — the crew on site changes, the person answering for the job does not.
For anything urgent, call(954) 807-3208 rather than using the form. We would rather look at it than quote it blind.
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.