What does it mean when the city says my building is unsafe?
It means a building official inspected the property and found a condition that may put people at risk, such as structural damage, rotted framing, crumbling concrete, broken stairs or railings, fire or storm damage, or a building left open. The notice or unsafe-structure order describes what the official found and sets the next steps.
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The notice is about safety first, so what has to be repaired, and by when, is set by the building official and the board or magistrate named on it, not by a contractor. Keep everyone, children above all, out of the affected area and follow any instruction on the notice. Do not attempt structural repairs yourself.
How it works
In Florida, code enforcement is handled locally under Chapter 162, Florida Statutes. The process generally starts with a notice of violation that identifies the problem and gives the owner a reasonable time to correct it. If it is not corrected, the case is set for a hearing before a code enforcement board or special magistrate, who issues an order with a compliance date. A fine may be imposed for each day the violation continues past that date. The exact steps and deadlines are on your notice and vary by city and county.
Unsafe-structure findings often come from storm damage that was never fully repaired. In Florida, salt air and humidity also corrode the steel inside concrete and cause it to crack and flake, especially on balconies and older buildings. Most repairs need a permit from the building department with jurisdiction over the property. Under section 105.1 of the Florida Building Code, that covers most construction, alteration and repair work.
Some buildings need an engineer. If the building department requires structural plans, an engineer prepares them before repairs are permitted. For condominium and cooperative buildings, section 553.899, Florida Statutes, calls for structural milestone inspections by a licensed engineer or architect. The repairs listed in that report are then permitted and carried out through the local building department.
What you can check yourself
- Read what the official foundLook for the specific conditions listed, the area of the building they apply to, and any instruction to keep people out or secure the property.
- Note the datesWrite down the compliance date and any hearing date printed on the notice or order, and keep the notice somewhere you can find it.
- Photograph from a safe distanceTake photos of the visible damage without entering or touching anything unstable. They help when someone assesses the work later.
- Check permit statusAsk your local building department whether any permit on the property is open or expired, since that stays on the property record until it is properly closed out.
When to call us
Call us when the notice describes damage that needs repair, since structural, stair, railing, balcony and storm-damage work generally needs a permit and a licensed contractor. Have the notice, any order and your photos ready. We read the notice with you, look at the property and tell you what work the violation needs. The estimate is free, and the price is agreed in writing before any work starts. You can reach us at (954) 906-7864 or through the form on the website.
Questions about your own case, including deadlines, hearing dates, fines and liens, go to the code enforcement office named on your notice. We are a contractor, not a law firm, so legal questions go to a Florida attorney.
What we will do
- Read the notice and inspect the propertyWe go through the notice or order alongside what is actually on site, so the work matches what the building official found.
- Make the area safe and secureWhere the conditions call for it, we secure the affected area before repairs begin.
- Permit and repair the workWe bring in an engineer where the building department requires structural plans. Repairs are permitted and done under our Florida Certified Building Contractor licence CBC1267336. Electrical and plumbing work is done by our Florida-licensed subcontractors under their own permits.
- Schedule inspections and close out the permitWe schedule the inspections, work toward closing out the permit, and give you the paperwork to show the code office named on your notice.
Work by 360 Home Improvements, Florida Certified Building Contractor CBC1267336. Electrical, plumbing and AC work goes to our Florida-licensed subcontractors, who pull that trade's permit.
Related questions
- Can I stay in the building after an unsafe notice?
- That depends on what the building official wrote on the notice or order. Follow any instruction about vacating or staying out of an area, and ask the building department if the wording is unclear.
- Do unsafe-structure repairs need a permit?
- Most repair work does, and permits come from the city or county building department with jurisdiction over the property. If work was already done without one, it generally has to be permitted after the fact, which can involve drawings and inspections.
- Does the work always need an engineer?
- Not always. Where the building department requires structural plans, an engineer prepares them, and the department can tell you what it needs for your situation.
- What does an unsafe-structure repair cost?
- It depends on the scope of the damage, whether a permit and drawings are needed, whether finished surfaces must be opened up for inspection, the materials, and whether licensed trade work is involved. We give a free estimate after looking at the notice and the property.
- Can you handle my hearing or fines?
- No. We do not represent owners at hearings or negotiate fines or liens. Those are decided by the board, magistrate or local government named on your notice, so take those questions to that office.
This page is general information about Florida code enforcement, not legal advice. For questions about your own case (deadlines, hearing dates, fines or liens), contact the code enforcement office named on your notice, or a Florida attorney.
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Or send us your notice details
Tell us what the notice says and where the property is, and we'll get back to you about the work it needs.
Code Violation Solver is run by 360 Home Improvements, a licensed Florida contractor. We fix the condition behind the violation; the code office named on your notice decides the case.