$re = '/((<br>\s*)\1?)+/';
$str = 'Addendum 5 changes the following:<div><br><br>
<br></div>div<br>div> Addenda 5 - Landscape
<br>
<br>
<br>
<br>
<br>
<br>
<br>
<br>
<br>
<br>
<br>
<br>
<br>
<br>
<br>
<br>Item
<br>Description
<br>Qty
<br>Unit
<br>';
$subst = "<br />";
$result = preg_replace($re, $subst, $str);
echo "The result of the substitution is ".$result;
Please keep in mind that these code samples are automatically generated and are not guaranteed to work. If you find any syntax errors, feel free to submit a bug report. For a full regex reference for PHP, please visit: http://php.net/manual/en/ref.pcre.php