SB 4-D Milestone Repair Contractor in South Florida
When an SB 4-D milestone inspection report calls for repairs, PRS completes the concrete restoration, crack injection and waterproofing for condominium and cooperative buildings in Palm Beach, Broward and Miami-Dade counties.
Florida milestone inspectionsPalm Beach · Broward · Miami-Dade
SB 4-D milestone repairsSouth Florida condominiums
What an SB 4-D milestone repair contractor does
A milestone inspection tells a condominium association what is wrong with its building. An SB 4-D milestone repair contractor then fixes it. In short, Pneumatic Restoration South (PRS) is the South Florida concrete restoration and injection contractor that completes the repairs engineers list in milestone inspection and recertification reports.
For example, South Florida reports most often call for the same work: spalling concrete, corroded reinforcing steel, cracked beams, columns and slabs, and water getting into balconies, garages and facades. Because salt air and a high water table make these problems common on the coast, they are also exactly the repairs PRS has specialized in for 27 years.
As a result, we can take an association from the engineer’s report to a priced, scheduled and completed repair scope. We also coordinate with the engineer of record in the field, and finally we provide the documentation the building department expects at close-out.
Milestone inspection key facts
- The lawSB 4-D (2022), Florida Statutes section 553.899
- Applies toCondo and co-op buildings 3+ habitable stories tall
- First inspectionBy December 31 of the year the building turns 30, or at 25 when the local official requires it
- RepeatsThen every 10 years after the first inspection
- Inspected byA Florida-licensed engineer or architect
- RepairsMust start within 365 days of the phase two report
- PRS roleRepair contractor for the engineer’s repair scope
Deadlines by county
Milestone inspection rules in Palm Beach, Broward and Miami-Dade
The state law sets the baseline. However, each county applies it a little differently, so here is how it works where we build.
Palm Beach County
The state schedule applies: the first milestone inspection is due by December 31 of the year a building turns 30, then every 10 years. The local building official may set 25 years based on conditions such as proximity to salt water, so confirm your deadline with your city’s building department.
We also repair buildings in West Palm Beach, Palm Beach, Singer Island, Jupiter, Boca Raton, Delray Beach and Boynton Beach.
Broward County
Broward’s Building Safety Inspection Program also serves as the milestone inspection. Most buildings are due at 30 years, and condominium and cooperative buildings three or more stories tall within three miles of the coastline are due at 25 years, then every 10 years.
We also repair buildings in Fort Lauderdale, Hollywood, Hallandale Beach, Pompano Beach, Lauderdale-by-the-Sea and Deerfield Beach.
Miami-Dade County
Miami-Dade, meanwhile, folded the milestone law into its Building Recertification program. Recertification starts at 30 years, and condominium and cooperative buildings three or more stories tall within three miles of the coast built in 1998 or later start at 25 years, then every 10 years.
We also repair buildings in Miami, Miami Beach, Sunny Isles Beach, Aventura, Bal Harbour, Surfside, Key Biscayne and Coral Gables.
Our process
How PRS handles SB 4-D milestone repairs
Review the report
We study the phase one or phase two report and the engineer’s repair drawings, then walk the building.
Price the scope
Then you receive an itemized proposal that follows the engineer’s repair items line by line.
Plan with the board
After that, we schedule phases, access and resident notices with management and the board.
Repair and coordinate
Our crews complete the repairs while the engineer of record observes and approves the work.
Close out
Finally, we provide the documentation the engineer and association need for their records and the building department.
Repair scope
SB 4-D milestone repairs we complete
Concrete restoration
Spalling, delamination and corroded rebar repairs at balconies, catwalks, garages, columns and slab edges, so the structure is sound again.
Crack injection
Epoxy injection restores strength, while polyurethane injection stops active leaks, both built to the engineer’s specification.
Parking garage repairs
Slab, beam and column repairs, leak injection and traffic coatings, so condominium garages stay open and dry.
Waterproofing
Deck coatings, balcony waterproofing and below-grade leak control that also protect the new repairs.
Facade leak repair
Curtain wall injection at window perimeters, slab edges and panel joints, instead of costly tear-out.
Soil and void repair
Grout injection under slabs and behind seawalls, especially where soil has washed out.
Why associations choose PRSMilestone repair specialists
A specialist for the work engineers specify
- Concrete restoration and injection is our only business, so it gets all our focus
- 27 years of repairs to engineers’ specifications
- Our own injection, grouting and spray equipment
- Phased work that keeps residents informed while we build
- Itemized proposals and regular progress updates
- Crews across Palm Beach, Broward and Miami-Dade
FAQ
SB 4-D milestone inspection and repair questions
Here are straight answers to the questions boards and property managers ask us most, especially after a phase one report.
What is an SB 4-D milestone repair contractor?
It is the contractor a condominium or cooperative association hires after a milestone inspection, specifically to complete the repairs the report calls for. The inspection itself is done by a Florida-licensed engineer or architect; the repair contractor, such as PRS, carries out the concrete restoration, crack injection and waterproofing that engineer specifies.
What is SB 4-D?
SB 4-D is the 2022 Florida law that created mandatory milestone structural inspections for condominium and cooperative buildings. It passed shortly after the Champlain Towers South collapse in Surfside. The inspection rules are in Florida Statutes section 553.899, which the Legislature has since amended several times, most recently in 2025.
Which buildings need a milestone inspection?
Buildings that are three or more habitable stories tall and are wholly or partly condominium or cooperative property. However, single-family homes and two- to four-family dwellings with three or fewer habitable stories are not covered.
When is the milestone inspection due?
The first inspection is due by December 31 of the year the building turns 30, based on its certificate of occupancy, and every 10 years after that. The local building official can require it at 25 years based on local conditions such as proximity to salt water. In addition, Miami-Dade and Broward apply a 25-year schedule to many condominium and cooperative buildings within three miles of the coast.
What is the difference between phase one and phase two?
To begin with, phase one is a visual examination by the engineer or architect. If it finds substantial structural deterioration, phase two then follows, with more detailed testing and a repair plan. As a result, repairs usually come out of the phase two report.
How soon do repairs have to start?
Under section 553.899, repairs must be started within 365 days after the local building department receives the phase two report. Otherwise, if the owner cannot show repairs are scheduled or underway, the building department must decide whether the building is unsafe for occupancy.
Does PRS perform milestone inspections?
No. Instead, inspections must be performed by a Florida-licensed engineer or architect. PRS is the repair contractor, so we work from your engineer’s report and repair documents and coordinate with the engineer of record throughout construction.
Do Miami-Dade 40-year recertification and the milestone inspection overlap?
Yes. Miami-Dade integrated the state milestone law into its Building Recertification program, and similarly, Broward’s Building Safety Inspection Program counts as the milestone inspection. As a result, most recertifications now start at 30 years, not 40. PRS also completes the structural repairs those inspections identify in both programs.
Can milestone repairs be phased to limit disruption?
Yes. We phase work by stack, floor or area, so amenities and garages stay open where possible. We also coordinate access and resident notices with management and the board.
How much do SB 4-D repairs cost?
Because cost depends on the repair items in your engineer’s report, the size of the building and access, every proposal is different. Simply send us the report; then we will walk the building and give you a free, itemized proposal.
Sources: Florida Statutes s. 553.899 · Miami-Dade County Building Recertification · Broward County Building Safety Inspection Program (Policy 05-05). Last reviewed October 2026. This is general information, not legal advice.
SB 4-D proposals
Have a milestone inspection report?
Send it over, and then we will review the repair items, walk the building and give you a clear, itemized proposal.