Milestone Inspection Repairs
The repair contractor for what the engineer's report found.
This page is about contractor work that happens after a milestone inspection: quantifying the conditions the engineer identified, pricing them, executing the repairs under the engineer's documents and documenting the result. CONCRE does not perform milestone inspections.
Where the line sits
Inspection is the engineer's work. Repair is the contractor's.
Milestone inspections, structural determinations and reserve-study conclusions are performed and signed by appropriately licensed Florida professionals. CONCRE does not perform them, does not interpret them and does not issue engineering opinions about them.
What CONCRE does begins once a report and its repair documents exist: turning written observations into a located, measured scope, pricing it on a unit basis, executing the repairs to the engineer's details, and producing a record the board, the manager and the engineer can all read.
If what you need is help making sense of the findings and planning the work, that is covered on Milestone Inspection & SIRS Support. This page is the execution side.
CONCRE observes, maps and quantifies. The Florida PE evaluates, diagnoses and specifies. Nothing here is legal, engineering or reserve-funding advice; inspection requirements and timing under Florida law are matters for the association's own professionals.
What a report is not
A finding is not a scope, and a scope is not a price.
- A report describes observed conditions; it does not count them or measure them.
- Without a located inventory, bidders price different assumptions and proposals cannot be compared.
- Without unit prices by repair type, quantity change becomes a negotiation instead of a calculation.
- Without photo records per location, pay applications and board reporting rely on narrative.
The sequence
From the engineer's report to a documented close-out.
Each step below sits clearly on one side of the line: the engineer's determinations remain the engineer's, and the contractor work is measured and recorded.
- 01
Engineer's report and specification
A licensed Florida professional inspects the building and issues findings, repair details and specifications. This step belongs entirely to the engineer.
- 02
Contractor scope and quantification
The reported conditions are located on a digital elevation map, given IDs and converted into measured quantities by repair type — a scope that can be priced and compared.
- 03
Pricing and award
Unit-price schedules by repair type, with allowance structures and phasing options so the board or owner can see how cost changes if quantities move.
- 04
Permitting and mobilization
Permits obtained as required for the work, access and protection set up, and resident or tenant communication coordinated with management before the crew starts.
- 05
Repair execution
Concrete restoration, balcony and garage repair, façade work, waterproofing and coatings carried out under the engineer's repair documents.
- 06
Engineer review and required inspections
Work is presented for the Engineer of Record's review, and inspections required by the authority having jurisdiction take place under their own process.
- 07
Documentation and close-out
A final record of what was estimated, what was found and what was repaired — per location ID, with photographs — for association files and future planning.
The repair work itself
What usually comes out of a report.
- Structural concrete restoration
Spalling, delamination and reinforcing steel corrosion on façades, soffits, beams and columns.
- Balcony and slab-edge restoration
Slab edges, soffits, railing interfaces and the coating or waterproofing system over them.
- Parking garage restoration
Decks, ramps, beams, columns and soffits, with joints and traffic coatings where specified.
- Envelope, waterproofing and coatings
Stucco, sealants, protective coatings and exterior painting executed as one continuous system.
Quantity and change control
The part boards worry about most.
Repair quantities identified from a report will move once sounding and opening establish the real limits of the damage. CONCRE records three measurements against each location ID — preconstruction, after sounding and opening, and final repaired — with photographs at each stage.
The result is a variance that can be reviewed rather than argued about. It is a record-keeping discipline, not an approval mechanism: the Engineer of Record and the contract govern what is approved and paid.
Questions
Milestone inspection repair questions.
- Does CONCRE perform milestone inspections?
- No. Milestone inspections and structural integrity reserve studies are performed by appropriately licensed Florida professionals. CONCRE is a restoration contractor: it carries out the repair work identified by that professional, under the repair documents the engineer issues.
- Our engineer's report lists repairs. What happens next?
- The report or specification becomes the basis of a contractor scope. The observed conditions are located and measured, repair types are priced on a unit basis, and the board or owner has a comparable scope to award. After award come permitting and mobilization, then execution under the engineer's documents, with the engineer's review and any required inspections along the way, and a documented close-out at the end.
- Can a repair scope be priced directly from the report?
- Rarely with any precision. A report describes observed conditions; it is not a quantity take-off. Turning it into a located, measured scope is a separate step, and it is the step that makes competing proposals comparable line by line.
- Why do quantities change once repairs begin?
- Because the limits of unsound concrete are established by sounding and by opening the area, not by a visual survey. CONCRE records the preconstruction quantity, the quantity after sounding and opening and the final repaired quantity against the same location ID, with photographs, so the change is documented rather than disputed.
- Who signs off on the completed repairs?
- The Engineer of Record reviews the work under their own documents, and any inspections required by the authority having jurisdiction are carried out by that authority. CONCRE provides the photographic and quantity record supporting that review; it does not make engineering determinations or issue certifications.
- Where does CONCRE perform this work?
- Miami-Dade, Broward and Palm Beach counties.
General information about restoration contracting. Inspection obligations, deadlines and reserve requirements under Florida law are determined by the association's own licensed professionals and legal counsel.
From CONCRE Insights
Further technical reading.
Milestone inspection repairs
What Happens After a Florida Milestone Inspection Identifies Concrete Repairs?
The inspection tells a board what a licensed professional observed. It does not tell the board how much repair there is, what it should cost, or how the work will be documented. This is the sequence between the report and the close-out package.
Quantity control
Why Concrete Repair Quantities Increase After Demolition Begins
A repair drawing marks where work is expected. Removal establishes where sound concrete actually starts. The difference between those two numbers is normal, measurable and — done properly — fully documented.
Next step
Send the report and the elevations involved.
We will show how the findings become a located, measured scope, how the repairs would be executed under your engineer's documents and how the work would be documented through close-out.
Already have an engineer's report? Send us the report and drawings. We can review the repair scope, quantities and execution requirements under your engineer's documents.