What is an unsafe structure order in Florida?
An unsafe structure order is a written notice from a local building official or code enforcement office saying that a building, or part of one, has been found unsafe or in disrepair and must be made safe by a date stated on the notice. It describes what the inspector found, such as damaged framing, broken stairs or railings, or an open building, and what has to be done about it.
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The key point is that this is a safety finding first, not a routine maintenance notice. The exact wording, deadlines and process vary by city and county, so the notice itself is the document to follow.
How it works
In Florida, code enforcement is handled locally. Under Chapter 162, Florida Statutes, cities and counties can use either a code enforcement board or a special magistrate. The process generally starts with a notice that names the problem and gives a time to correct it. If it is not corrected, the case can be set for a hearing, and the board or magistrate issues an order with a compliance date. A fine may be imposed for each day the violation continues past that date, and a copy of an order imposing a fine can be recorded in the public records, where it becomes a lien on the property. Some unsafe-building matters are handled directly through the building official, so check which route your notice describes.
Common findings include rotted framing, spalling concrete, damaged stairs, railings or balconies, fire or storm damage, and buildings left open or unsecured. In Florida, salt air and humidity corrode the steel inside concrete, and storm damage left unrepaired is a frequent reason for these notices. For condominium and cooperative buildings, repairs identified in a milestone inspection under section 553.899, Florida Statutes, are permitted and carried out through the local building department.
Keep everyone, children above all, away from the affected area, and follow any instruction from the building official. Do not attempt structural or roof repairs yourself. What must be repaired, and by when, is set by the building official and the board, not by a contractor.
What you can check yourself
- Read the notice closelyNote which office issued it, what was found, the compliance date and any hearing date. Contact that office with any question about the notice.
- Photograph the affected area from a safe distanceClear photos of the damage help when a contractor or engineer looks at the property. Do not enter or climb on anything that looks unstable.
- Check permit statusAsk the local building department whether any permits on the property are open or expired. These stay on the property record until properly closed out.
- Verify any contractor's licenceLicences for construction contractors and trade contractors can be checked on the Florida DBPR website.
When to call us
Call when the notice calls for repairs, since most structural repair needs a permit and sometimes an engineer's plans. Have the notice, any order and your photos ready. We read the notice with you, look at the property and give a free estimate, 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, such as deadlines, hearing dates, fines, liens and appeals, go to the code enforcement office named on your notice. Legal questions go to a Florida attorney.
What we will do
- Read the notice and assess the propertyWe go through what the building official found and look at the building so the scope of work matches the notice.
- Make the area safe and secureWhere the notice calls for it, we secure the affected area, and we bring in an engineer when the building department requires structural plans.
- Permit and repairWe pull the permit under our Florida Certified Building Contractor licence, CBC1267336, and do the repairs. Electrical and plumbing work is done by our Florida-licensed subcontractors under their own permits.
- Inspections and close-outWe 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
- Who decides what has to be repaired?
- The building official and, where a case goes to a hearing, the board or magistrate. A contractor can tell you what work a repair involves, but the repair requirements and deadlines come from the notice or order.
- Do I need an engineer?
- Sometimes. Where the building department requires structural plans for the repair, an engineer is brought in. Your notice or the building department can tell you whether that applies.
- What affects the cost of the repairs?
- 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 and agree the price before work starts.
- Can you handle the fines or represent me at the hearing?
- No. We are a contractor, not a law firm, so 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.
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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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.