Building Restoration in Broward County

Broward sits between two counties with louder reputations, and its inspection programme is stricter than either in one respect that catches owners out: it starts earlier, and it does not care whether your building is residential.

What Broward actually requires

Broward runs a Building Safety Inspection Program rather than a recertification by name. The first inspection falls due at 25 years, and every 10 years after that.

Twenty-five years is earlier than the state milestone threshold for most inland buildings, and earlier than Miami-Dade's default. A building constructed in 2001 is already inside the programme.

It reaches commercial buildings. The state milestone inspection applies to condominiums and cooperatives with three or more habitable stories. Broward's programme covers residential and commercial alike, which is why commercial owners who read the milestone law and concluded it did not apply to them still receive notices.

The municipalities administer it. This is the part that matters most in practice. Fort Lauderdale, Hollywood, Pompano Beach, Hallandale Beach and the rest each issue their own notices and can set their own submission windows. Whatever a general guide tells you about deadlines — including this one — the number that governs your building is the one printed on your notice.

Buildings of three or more stories are treated as threshold buildings, which means the structural portion of the inspection has to be prepared by a Florida-licensed structural engineer rather than a general practitioner.

How Broward compares to its neighbours

A building near the county line can genuinely be subject to a different regime from one a few miles away. That is not a quirk to work around; it is the first thing to establish before anyone writes a scope.

What fails on Broward buildings

Chlorides carried in salt air migrate through concrete and reach the reinforcing steel. Corroded steel occupies several times the volume of sound steel, so it expands and pushes the concrete off from the inside. What you see as flaking, rust staining, or a patch that sounds hollow is the last stage of a process that has been running for years.

On the Intracoastal and beachfront stock in Hallandale Beach, Hollywood and Pompano Beach, balconies and walkway slabs carry the most exposure and produce the largest line items. Inland, the same failures arrive later and concentrate at parapets, sealant joints and window perimeters.

Where we work in Broward

Fort Lauderdale, Hollywood, Pompano Beach, Deerfield Beach, Hallandale Beach, Pembroke Pines, Coral Springs, Davie, Plantation and Miramar, and the rest of the county.

Work that happens around residents

Nobody moves out. We phase by elevation and stack, so work travels through the building in vertical bands and a resident loses the use of a balcony for a defined window rather than for the length of the project.

Walkways and entries are protected overhead, access is coordinated with management, and rope access and swing stage crews reach every floor without standing scaffolding across your entrances for months. The board receives photo documentation and progress reporting the property manager can forward straight into the board packet.

If a notice has arrived

Read the deadline on the notice, not in a guide — in Broward that number comes from your municipality. Engage the engineer before you approach contractors, because the report defines the scope and bidding without one produces numbers nobody can compare.

Then ask whether a second clock is running. A condominium of three or more habitable stories can owe Broward a BSIP inspection and the state a milestone inspection on separate schedules, with separate reports going to separate authorities. It is still one building, and the spalled balcony in one report is the same balcony in the other. Raised at the scoping stage, both can usually be satisfied in a single project.

Tell us about your building. We'll come look at it, and tell you honestly what it needs.