Aging buildings
run on a schedule.
We help South Florida condominium and cooperative boards read the deterioration, meet the state and county deadlines, and fund the work without breaking the owners — Milestone inspections, 40-year recertification, Structural Integrity Reserve Studies and concrete restoration, from one accountable engineering firm.
Everything a board needs to stop guessing.
The clock every South Florida building is on
- Coastal condo/co-op, 3+ stories
25 yrMilestone (coastal trigger) - Condo/co-op, 3+ stories inland
30 yrMilestone inspection - Miami-Dade & Broward buildings
40 yrCounty recertification - Every building, every cycle
10 yrRecurring interval
Triggers are based on the building age and then repeat every ten years. The exact date, county rules and coastal determination decide which apply to your building — that is what we sort out first. See how it works →
The scope we establish adjusted to your budget.
Inspections, funding and repair planning by an expert with the big picture in mind — Saving you money.
Concrete restoration
Stopping chloride-driven corrosion and spalling before it compromises the structure — repaired at the cause.
Learn how it works → 02 / COMPLIANCERecertification
Milestone inspections under FS 553.899 (State) and Miami-Dade / Broward 40-year recertification — We are your expert.
See services → 03 / FUNDINGSIRS
Our SIRS will minimize owner contributions and maximize return on every dollar reserved while complying with the State.
See services → 04 / ENVELOPERoofing
Roof condition assessment, construction inspections, remaining-life estimates and re-roof specification for the HVHZ wind environment.
See services →The reserves are mandatory. The amount is not set by the law.
Some associations struggle to fund SIRS reserves. Reserving is mandatory and cannot be voted away — but the contribution amounts depend on how the study is built — it can be structured to lower contributions. A new SIRS is how you get there — that's what we do.
A new study lowers the number
Fund the components as a group, not a bucket each. No owner vote. FS 718.112(2)(f)4
2Lower component costsDeferred maintenance where the law allows, and a fresh look at repair costs. FS 718.112(2)(f)3
3Lower Milestone repair costWe review the repair project and cut scope you don't need. FS 553.899
4Pause to pay for Milestone repairsUp to two years, by majority vote, for budgets through 2028. HB 913 (2025)
— or check whether you even need one →
A new study is the route to lower funding requirements.
A straight line from inspection to a restored building.
Assess
Records review, CO-date and coastal determination, and a walk of the structure to establish what's required and what's deteriorating.
Report
Sealed Milestone / recertification reports and, where needed, Phase 2 testing — formatted for the association and the county.
Fund
A SIRS and repair budget that translate findings into a reserve and phasing plan the board can actually adopt.
Restore
Repair specifications, competitive bidding and construction oversight through to a recertified, compliant building.
Concrete is what we know best.
Coastal concrete deteriorates on a predictable path — chlorides reach the steel, it corrodes and expands, and the concrete cracks and spalls. We diagnose how far it's gone, stop the corrosion, and rebuild the section so the repair lasts. Written for boards who have to approve the work and want to understand what they're paying for — illustrated, step by step.
What's actually wrong with the concrete
Chloride attack and carbonation, the four stages from cracking to spalling, and the testing that finds the damage you can't see — sounding, half-cell potential mapping, chloride profiling and cores. This is the engineering, and it's what a Milestone inspection and a SIRS are built on.
Part 2 / ExecutionHow the repair gets done — and overseen
The five steps of a durable repair, the three ways a section gets rebuilt, and the coatings that keep chloride out. We specify the work and inspect it in place; a licensed contractor performs it. Read a proposal and know whether it's right.
Built for the South Florida coastline.
Salt air, high water tables and HVHZ wind loads make South Florida concrete a different problem than the rest of the state. From our base in Deerfield Beach we serve the tri-county region and understand the Miami-Dade RER and Broward recertification programs from the inside.
Deerfield Beach HQ
265 S. Federal Hwy., No. 146
Deerfield Beach, FL 33441
(954) 399-2075
hello@teamblox.net