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    • What Engineers Look for During the New Florida Condo Inspection Process
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    What Engineers Look for During the New Florida Condo Inspection Process

    Umito Posted on

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    COCOA BEACH — For Jim Emory, the state’s strengthened laws on condo inspections and repairs have made his inspection business even busier.

    Emory is president and principal engineer of Keystone Engineering and Consultingwhich has offices in two major Atlantic Coast communities: Cocoa Beach and Daytona Beach. His company conducts condominium inspections along Florida’s east coast, from St. Augustine to Fort Pierce, and performs 200 to 300 inspections per year.

    He says new state inspection regulations have had “a significant impact on our industry,” as have the insurance industry’s demands for more proactive inspections and structural repairs on condominium complexes, following of the collapse of 2021. Champlain South Towers in Surfside which killed 98 people.

    “They make it a prerequisite for (insurance) coverage,” Emory said, referring to required inspections and repairs.

    The elements involved in the process and the outcome of the inspection may vary depending on the complexity.

    “Condos are like people,” Emory said. “They have different personalities.”

    How the Florida Condo Inspection Process Works: There Are Two Phases

    State regulations now require inspections of condos that are at least 30 years old and at least three stories tall.

    For these condos, initial “Phase One” inspections must be completed by the end of 2024. Buildings with structural issues must then be subject to a more comprehensive “Phase Two” structural inspection report.

    Phase two reports typically involve a visual, acoustic and hands-on examination of the condominium building supervised by a licensed engineer or architect.

    Emory said a phase one inspection by his company would typically cost between $50 and $100 per housing unit, while a phase two inspection would cost between $100 and $150 per unit. It has a minimum fee of $3,500 for small condominium complexes.

    Typically, the inspection of a coastal condominium focuses on existing and potential future concrete damage that occurs due to chloride-induced corrosion of the reinforcing steel. This electrochemical phenomenon is normally the driving force behind maintenance and repair efforts on coastal buildings.

    Due to actual and potential concrete damage, affected building components, such as flooring, railings, glass doors, windows and storm shutters, are also assessed.

    “It’s a bit of a process,” Emory said. “People want to check that their building is safe.”

    Condo balconies are a big concern for inspections

    Emory said condo balconies are typically a key area of ​​focus, with particular concern over structural deterioration over time, particularly for buildings close to the ocean. Balcony problems can also lead to problems with railings, sliding glass doors and shutters.

    A big problem is “keeping the salt water out of the concrete,” Emory said.

    “As part of that inspection, we provide budgets – what we think the repairs will cost – and then the state requires those budgets to be funded through the condominium reserve process,” Emory said.

    The first inspection reports must be completed by the end of this year and repairs must be budgeted by the end of 2025.

    For condominium boards wishing to benefit from this service, Keystone also manages subsequent construction projects for necessary structural repairs. Emory said his company has overseen about 600 condo restoration projects over the past 20 years.

    Emory said his company has also added a consulting team of roofing specialists to its staff as insurance companies more frequently require roof repairs or replacement to obtain coverage.

    How do new condominium inspection guidelines affect property insurance costs in Florida?

    An additional financial burden for many condominiums is increased property insurance costs. Emory said many condos have seen a 50 to 100 percent increase in insurance premiums in recent years, linked both to the fallout from new inspection regulations and to hurricane damage claims in Florida and elsewhere in recent years.

    “They’re seeing huge premium increases,” Emory said.

    Often, necessary condominium repairs require a special assessment that can run into tens of thousands of dollars per condominium unit owner, Emory said.

    Typically, “the initial reaction is negative to the numbers,” Emory said.

    play

    Water from Surfside condo poured into garage minutes before collapse

    Water was seen pouring into the basement garage of Champlain Towers South in Surfside, Florida, minutes before its partial collapse on June 24.

    USA TODAY, History

    But condo boards usually end up convinced that doing timely repair work is the way to go.

    “It’s really about education,” Emory said. “It’s an investment in the life of the building: being proactive and making structural repairs as soon as possible.”

    Once repair work begins, Emory said, the attention of condo boards and other residents often turns to aesthetics.

    “It’s all about the money until you start the job,” Emory said. “Then they start to step up and say, ‘Let’s do more.’ “

    Emory said another impact of the state’s inspection laws is that some companies have difficulty hiring engineers with extensive experience in condominium inspections, which he said is a specialized skill. As a result, Emory said, some companies’ condominium inspection reports fall short in terms of completeness.

    Florida Lawmaker: ‘Financial Hardship’ Worth Making Necessary Repairs

    Florida Representative Tyler SiroisR-Merritt Island, who chairs the House Regulatory Reform and Economic Development subcommittee, supports increased state oversight of condominium inspections.

    “These inspections are necessary,” said Sirois, whose House district includes the Brevard County beach communities of Cape Canaveral, Cocoa Beach and Satellite Beach. “It is important to remember what prompted this law: a structural collapse that killed 98 people. The Champlain Towers were built in 1981. My understanding is that cracks and concrete defects were identified, but were not repaired in time, and the building collapsed. we had to be proactive. »

    Sirois says he is aware that the costs associated with condo repairs have “created financial difficulties for many people.”

    “Required reserves and structural integrity reviews are costly for many condo owners, particularly those on fixed incomes,” Sirois said. “Resident safety depends on the availability of association funds to conduct inspections and make structural repairs. I know this is a challenge for older buildings that have high maintenance costs.”

    Sirois said he was open to considering “ways to alleviate the financial hardship that the new requirements impose on condo owners.”

    “There may be ways to relax fully funded reserve requirements for certain buildings considered less prone to structural problems,” Sirois said. “But when we’re talking about a building that’s 30 or 40 years old, these inspections are a question of life safety. You have to find the right balance.”

    Dave Berman is a business editor at FLORIDA TODAY. Contact Berman at [email protected]the @bydaveberman and on Facebook at www.facebook.com/dave.berman.54

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