The Gables, a condominium at 1108 Gulf Blvd. in Indian Rocks Beach, Florida, underwent a Milestone Inspection Phase 1 as required under Florida Statute 553.899. The Phase 1 review identified a dangerous condition: the framed architectural columns along the building’s 06-stack of balconies had been damaged by hurricanes, and the existing guardrail connections were no longer capable of supporting the Florida Building Code Load Requirements. Widespread concrete deterioration of the balconies, slab edges, and columns was serious enough to trigger a required Milestone Phase 2 structural investigation and repair effort under SB 154 and the Florida Building Code.
What began as a routine inspection requirement quickly became an active restoration priority, exposed corroded reinforcing steel, cracked stucco and concrete, and deteriorated slab edges needed to be addressed before they could compromise the safety of residents and the long-term integrity of the building envelope.
Rather than treat the Milestone Phase 2 structural investigation as a standalone study, BillerReinhart integrated it directly into the building’s active restoration program. The scope of work includes sounding and repairing deteriorated stucco and concrete at walls, columns, beams, ceilings, slab edges, balconies, and walkways; removing vinyl siding and refinishing with stucco; replacing balcony and walkway guardrails; and applying pedestrian-grade waterproofing and exterior coatings throughout the building.
Biller Reinhart provides construction review, periodic site visits, and weekly field reports to verify that the work performed in the field aligns with the approved repair specifications under Permit No. BC-RMR-25-00324, giving the Association and its contractor a continuous, documented record of quality control as repairs progress.
To safely reach every affected wall, balcony, and slab edge across the building, the restoration contractor erected a full scaffolding and debris-containment system around The Gables. This gave crews complete, controlled access to sound and repair deteriorated stucco and concrete across the building’s exterior, while protecting residents and pedestrians below from falling debris throughout construction.
BillerReinhart’s periodic site visits track progress at each elevation, from beam and slab repairs at the upper floors to ceilings and columns at ground level parking garage, confirming that reinforcing steel is properly exposed, cleaned, and prepared before new concrete and stucco are applied.
Structural repairs addressing substantial deterioration at The Gables are underway, guided by Biller Reinhart’s continuous field verification and weekly reporting. Upon completion, Biller Reinhart will issue the Phase 2 Inspection Report along with an amended Phase 1 report, formally documenting the building’s structural condition following repair.
The result will be a safer, code-aligned building envelope with refreshed finishes, replaced guardrails, and improved waterproofing protection, giving residents and the Association confidence in the building’s structural integrity for years to come.
Location
1108 Gulf Blvd., Indian Rocks Beach, FL
Building Type
Multi-Family Condominium
Trigger
Phase 1 Milestone Inspection Findings
Governing Code
SB 154 & Florida Building Code
Permit No.
BC-RMR-25-00324
Scope
Full Envelope and Balcony Repair and Waterproofing
Status
In Progress
Our Engineers integrate structural investigation with active restoration, backed by weekly field verification.
