Article
Courtesy of Channel 6 Click Orlando
By Mike DeForest
Published June 8, 2022
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CAPE CANAVERAL – Weeks after Florida lawmakers
passed a bill requiring older condominiums to undergo safety inspections to
ensure the buildings’ structural integrity, Central Florida condominium
association members have many questions about how the new requirements will
impact owners.
“It all
depends on how intrusive the inspection is, and how
expensive it’s going to be,” said Daniel Rogers, a member of
the Sand Pebbles Condominium Association board. “Is it
feasible for these associations to afford it?”
In response to last year’s partial collapse of a beachfront
condominium in Surfside that killed 98, Gov. Ron DeSantis
recently signed new legislation into law requiring certain
condominiums three stories or taller to be recertified.
Condominiums older than 30 years, or 25 years if the
building is within 3 miles of the coast, must be visually
inspected by a licensed engineer or architect, and every 10
years thereafter.
Evidence of substantial structural deterioration will
require a more thorough, secondary inspection.
The new law also requires condominium associations to study
their reserve funds every 10 years to ensure they can pay
for any major repairs. |
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Weeks after Florida lawmakers passed a bill requiring
older condominiums to undergo safety inspections to ensure the
buildings’ structural integrity, Central Florida condominium
association members have many questions about how the new
requirements will impact owners.
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Professional engineering inspections can
potentially cost tens of thousands of dollars, depending on the size of the
building and the scope of work involved.
“We have only 30 residents here, so a very invasive inspection could be very
expensive for everyone,” Rogers said.
State lawmakers expect to provide more detailed information about inspection
criteria before the new law is scheduled to take effect in January 2025.
The Florida Building Commission, in consultation with the State Fire
Marshal, is required to review the new inspection requirements and make any
recommendations to the governor and legislature by the end of this year.
“We’re going to be back in regular session at least one more time before any
of this really kicks in, which gives ample time to tweak, amend, hear from
the public and people on the ground,” said Jason Pizzo, the Democratic state
senator who represents Surfside.
Pizzo and other state legislators plan to host a public forum on the new law
later this month.
Until the new state law was passed, only Miami-Dade County, Broward County
and a few cities required older condominiums to undergo mandatory
inspections.
“I understand there are people who don’t want regulation, in terms of a
government agency,” Miami-based engineer John Pistorino told News 6 last
year. “But [other] regulations are already there.”
Pistorino, who was involved in the creation of Miami-Dade County’s ordinance
requiring condominium inspections after 40 years, investigated the 1974 roof
collapse at Miami’s U.S. Drug Enforcement Agency office that killed seven
people.
“The salt gets into the concrete through the water, and the salt is very
corrosive,” said Pistorino. “The building was almost 40 years old, and
that’s what it took to create this deterioration. So that’s why I picked 40
years as being the criteria.”
Florida’s law will require much newer condominiums statewide to be
recertified.
Like many condos in Brevard and Volusia Counties, the Sand Pebbles has sat
on the beach for nearly 30 years enduring sun, hurricane-force winds and
salty ocean air.
Following the Surfside condo collapse, Rogers said the Sand Pebbles
Condominium Association voluntarily hired an engineer to verify the condo’s
safety.
“These buildings show wear after a while, and so we have them take a look at
these signs of wear to make sure there’s not a problem structurally, that
the foundation is sound, there are not sinkholes,” said Rogers, who
generally opposes government mandates like the new condo inspection
requirement. “We take good care of it. We stay ahead of it. We have good
reserves. We take care of the building.”
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