BAM Construction
Condominium Restoration
Palm Beach County
Licensed Florida GC delivering milestone inspection-compliant structural restoration for Palm Beach County condominiums. Spalling concrete, balcony systems, post-tension repairs, waterproofing, and SB 4D documentation under one bonded contractor.
The Compliance Problem
Palm Beach Condos Now Face a Hard Deadline
Florida Senate Bill 4D, effective since May 2022, requires milestone structural inspections for condominium buildings three stories and taller at year 30 of age, and at year 25 for buildings within three miles of the coast. Thousands of Palm Beach County towers reached or are approaching those thresholds. Associations that receive a Phase 1 report identifying structural concerns must engage a licensed contractor to complete Phase 2 remediation before the building can be reoccupied under the law.
The distinction that creates problems: restoration contractors who are not licensed general contractors cannot pull structural permits in Florida. They can apply epoxy to a spall, but they cannot hold the permit that governs the structural repair, manage the special inspector, or produce the engineer-certified documentation that closes out the milestone inspection. Palm Beach County Building Division requires the licensed GC to sign and seal the permit package, not the restoration applicator.
Associations face dual risk. Failing to complete remediation on the inspector's timeline exposes the board to personal liability under SB 4D. Engaging a contractor who cannot produce the required documentation means the milestone inspection does not close, and the legal exposure remains.
Why It Matters Who Holds the Permit
Restoration Applicator vs. Licensed GC
Scope of Work
What BAM Restores in Palm Beach County Condominiums
Every scope item below is permitted, inspected, and closed out by BAM as the licensed GC. No scope is orphaned to a sub without permit authority.
Spall and Delamination Repair
Full-depth and partial-depth concrete removal, chloride assessment, corrosion-inhibiting primer, polymer-modified repair mortar, and carbonation-resistant coating. Structural permits pulled by BAM. Special inspection on every pour.
Balcony Slab and Guardrail Restoration
Balcony slab structural repair, traffic coating and waterproofing membrane, guardrail system replacement with NOA-listed assemblies for HVHZ and coastal FBC exposure. Engineered post-installed anchor systems for railing base plates.
Post-Tension Cable and Anchor Repair
Corroded tendon identification, dead-end and live-end anchor replacement, grouting, and re-stressing under PE of record supervision. Structural permit required and pulled by BAM. This scope is not permittable by an applicator without a GC license.
Facade and Deck Waterproofing
Fluid-applied elastomeric membranes, traffic coatings for garage decks and balconies, expansion joint systems, and window perimeter sealant systems. Product selections coordinated for Palm Beach County coastal HVHZ salt exposure classification.
Exterior Facade and Stucco Restoration
Impact-resistant stucco systems, EIFS remediation, and exterior cladding repairs designed to FBC High Velocity Hurricane Zone standards. NOA-listed stucco assemblies where coastal exposure requires Miami-Dade product approval.
SB 4D Phase 2 Closeout Package
Special inspection affidavit, permit closeout, engineer of record sign-off letter, photo documentation log, and SIRS compliance documentation delivered to the association and PBC Building Division. Milestone inspection closes on record.
Process
Milestone Assessment Through Permit Closeout
BAM manages every phase under the GC license. The association does not coordinate between the inspector, the engineer, and the contractor. That is BAM's scope.
Inspection Review
BAM reviews Phase 1 milestone report and threshold inspector findings to scope remediation requirements.
Engineering and Scope
Structural PE of record engaged. Repair methods, product specifications, and permit drawings prepared. HVHZ and FBC exposure confirmed.
Permit and Mobilization
BAM submits to PBC Building Division. Special inspector engaged. Residents notified per HOA coordination protocol. Site protection installed.
Restoration and Inspection
Structural repairs executed. Special inspector performs required phase inspections. Progress documentation maintained throughout. No scope closed out without inspector sign-off.
SB 4D Closeout
BAM delivers complete Phase 2 closeout package. Permit closed with PBC Building Division. Milestone inspection record updated. Association receives full documentation binder.
FL SB 4D applies to all residential buildings 3 stories and taller regardless of occupancy class.
Buildings within 3 miles of the coast face the milestone inspection 5 years earlier than inland structures.
Palm Beach County has both coastal HVHZ and inland standard FBC zones. Repair specs differ by location.
BAM holds one permit package covering the full restoration scope. No jurisdictional gap between trades.
Common Questions
Palm Beach County Condo Restoration
BAM reviews the Phase 1 report and the threshold inspector's findings, identifies all items flagged for Phase 2, and prepares a scope of remediation with a licensed structural engineer. From there, BAM pulls the structural permits with Palm Beach County Building Division, engages the special inspector, executes the repairs, and delivers the full Phase 2 closeout documentation package. The association's obligation is to hire BAM and authorize the scope. BAM manages every regulatory touchpoint from permit application through final inspection.
Palm Beach County is the only county in South Florida with two distinct wind zones: the HVHZ coastal strip (generally east of US-1 in Boca Raton and south Palm Beach areas) and the inland standard FBC zone west of that boundary. HVHZ designation requires Miami-Dade Notice of Acceptance (NOA) product approvals for every exterior assembly, including balcony guardrails, stucco systems, and waterproofing products. Inland buildings follow standard FBC. BAM confirms the zone classification before any product is specified, which prevents mid-project substitutions when the building department rejects a non-NOA product during inspection.
For cosmetic or surface work that does not require a structural permit, an applicator can apply products under the homeowner exemption or an owner-builder permit. For structural concrete repair, post-tension work, balcony slab replacement, or any scope item flagged in a Phase 1 milestone report, a Florida licensed general contractor is required to pull the permit. The milestone inspection only closes when the permit record reflects licensed GC completion and the special inspection affidavit is filed. An applicator cannot produce these documents. An HOA that engages an applicator for structural scope becomes the unlicensed contractor of record under DBPR interpretation, which exposes board members to personal liability.
BAM delivers: the executed structural permit with Palm Beach County Building Division, all phase inspection records from the special inspector, the special inspection affidavit signed and sealed by the inspector of record, the engineer of record letter confirming remediation is complete and consistent with the repair drawings, a photographic documentation log organized by scope item, and a Structural Integrity Reserve Study (SIRS) coordination summary confirming the restored scope elements. This package is assembled for board review, SIRS update, and PBC Building Division filing. BAM provides it as a bound digital and physical binder at project closeout.
Start Here
Request a Scope Review
Share your Phase 1 report or describe the conditions your building is showing. BAM will assess the permit pathway, identify SB 4D compliance requirements, and return a scope recommendation within 48 hours.
Association Boards: Florida law does not give you a timeline extension because your contractor was unqualified. Engage BAM early and confirm your permit pathway before the threshold inspector's deadline is at risk.
Received
BAM will review your project details and respond within 48 hours. Check your email for confirmation.
Palm Beach County and South Florida