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.
Four places account for most South Florida roof leaks. None of them is the middle of the roof.
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
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 →
The requirements
The requirements
Milestone inspections, reserve studies and what changed after 2022 — in plain terms.
Milestone Inspections
florida milestone inspection requirement condo
Read more →
Phase 1 and Phase 2
milestone inspection phase 2 what happens
Read more →
Structural Integrity Reserve Studies
SIRS structural integrity reserve study florida condo
Read more →
Funding the Work
condo special assessment structural repairs funding florida
Read more →
Choosing the Team
condo choosing engineer contractor structural repairs
Read more →
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.
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.