Florida laws governing how condominiums are overseen and maintained must change, and change soon, or the state could see more catastrophes like the recent collapse of the 12-story Champlain Towers South in Surfside.
That was the view expressed by most of
the speakers at a town hall meeting hosted by Miami-Dade
County on condominium building safety on Monday morning.
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A team works to extricate remains as search and rescue personnel look on, atop the rubble at the Champlain Towers South condo building where scores of people remain missing more than a week after it partially collapsed, Friday, July 2, 2021, in Surfside, Fla. Rescue efforts resumed Thursday evening after being halted for most of the day over concerns about the stability of the remaining structure. |
Condo buildings along
the ocean need to be repainted at least once every three to
five years in order to keep them protected from corrosion
and deterioration from the salt air and water intrusion,
according to experts. Repairs must also be made on a timely
basis or even minor problems can eventually compromise the
building's structural integrity.
Repainting oceanfront high-rise condos can be extremely
expensive, as are inspections and making repairs, according
to condo attorneys.
Florida has some of the strictest building codes in the
nation, but under current state law, once condos are turned
over by the developer to the residents, the sole
responsibility for making sure those buildings are properly
maintained and repaired is left up to the discretion of the
condo owners associations.
Therein lies the chief problem, according to Gonzalez. "A
lot of people forget that frequent inspection and
maintenance is part of the upkeep of a building," he said.
But changing the state law to require building inspections
on a more frequent basis is not enough, he said. County and
city building departments also need more "manpower" to make
sure condos are being inspected and that maintenance and
repairs are done in a timely fashion.
Changing state law may not be enough
Gonzalez was one of several speakers who said the Florida
Condominium Act should be changed to require inspections to
only be conducted by licensed structural engineers or
architect. Also, county and city building departments must
be able to verify that both the inspections as well as the
necessary repairs have been properly performed, he said.
"There's a lot of work to be done and there's going to be
legislation that may sound nice, but may not be achievable,"
he warned.
One South Florida mayor who did not identify himself during
the call spoke about the need for penalties for condo
buildings that do not comply with timely inspections and
repairs as well as a statewide standard for when those
buildings should be up for recertification. Currently,
Miami-Dade and Broward counties are the only two out of the
state's 67 counties that require condo buildings to be
recertified for occupancy, and then only starting 40 years
after they are built.
Another unidentified city official said a requirement for
condo buildings to be re-inspected for structural integrity
should be required at least five years before the
re-certification deadline in order to give condo
associations enough time to make needed repairs.
In the case of Champlain Towers South, which collapsed June
24, millions of dollars in repairs were to have been
completed by this year. But because of lengthy delays in
starting those repairs, some experts estimate those repairs
would not have been completed for at least another couple of
years.
"There will always be delays," one mayor said. "If you were
to require the (inspection) report to be done five years
before the recertification, then we can actually enforce the
statutes," he said.
Several of the speakers called for assistance from the
federal government in the form of a low-interest loan
program that could be made available for condo buildings.
State Rep.: Feds need to lend a hand
State Rep. Joe Geller (D-100th District) agreed. "We need to
do what we can to get the federal government on board. Some
of these buildings are old and the people living in them are
old and on fixed incomes. Not everybody in a condominium is
some wealthy retired person."
Larissa Svechin, interim mayor of Sunny Isles Beach in
Miami-Dade County, said her city currently has 20 aging
high-rise condos going through the recertification process.
"Each will require $15 million in repairs. They are filled
with people on fixed incomes. Without federal support, they
are going to cut corners (on making repairs)," she said.
Wasserman Schultz said she has had several discussions with
U.S. Sen. Marco Rubio to look at ways to increase safety
standards for high-rise condos. "When it comes to safety,
it's always essential that we have multiple layers of
protection." she said.
What the federal government cannot do, she said, is hand out
money to condo associations for repairs as grants. "We have
to remember that these are private structures," she said.
Surfside Mayor urges patience
Surfside Mayor Charles Burkett cautioned the others in the
town hall meeting from being quick to change state laws
regarding condos.
"I think we absolutely have to focus on the cause (of the
Surfside collapse) because the cause is going to drive the
solution," said Burkett, who owns a company that invests and
restores historic buildings.
"I think this collapse was a tragic anomaly," he said.
It could be a long wait to learn all the factors that
contributed to the Surfside collapse, warned lead
investigator Judith Mitrani, associate chief of the
materials and structural systems division of the National
Institute of Standards & Technology.
For an investigation of the scale and scope of the Champlain
Towers South collapse, "the fastest we've done one was
two-and-a-half years," she said. "It can take up to six
years."
Another unidentified South Florida city mayor expressed the
need to "think about all the possibilities" that could cause
a condo building to collapse, not just fixate on the
specific circumstances that led to the Champlain Towers
South catastrophy.
Miami-Dade County plans to hold further town hall meetings
to continue the discussion of what needs to be done to
ensure the safety of condo buildings, said Cava and Diaz. A
date for the next meeting has yet to be set.