By Peter Roos
People who were flooded out of their single-story homes on Florida’s west coast when hurricanes Helene and Milton brought storm surge into their living rooms may have envied those living above the first floor in condo buildings, but many of them have problems of their own. Those considering buying a condo in an older building should inquire about the building’s condition first.
We met a survivor of Milton, for example, who had to vacate her eighth-floor condo near the Skyway Bridge due to flooding from wind-driven rain that got under her sliders and past her hurricane shutters.
It’s been three and a half years since the Champlain Towers South condominium in Surfside collapsed, destroying half the building’s units and killing almost 100 people. Before the collapse of Champlain Towers, unit owners there faced steep assessments after they had postponed major repairs. The condo association had under $800,000 in reserves to pay for an estimated $16.2 million in repairs.
The tragedy forced the state to overhaul condo safety rules that raised the bar for building maintenance, inspections and reserves. As condo associations across Florida scramble to bring buildings up to the new standard, many residents are being forced to pay up.
Bayfront Tower, for example, a luxury condo building on Beach Drive in downtown St. Petersburg, made headlines when needed repairs were estimated at $45 million. The 29-story, 1975 vintage building has a rooftop pool, fitness center and access to shops and restaurants. It’s been home to some of the city’s most prominent residents, architects, judges, entrepreneurs and former Gov. Charlie Crist.
Engineers who inspected the building discovered a host of major issues, including possible problems with post tension cables, the metal framing and stucco on the outside of the building, the garage concrete and the roof. Though the building was deemed structurally sound, the repairs could cost millions and take years to complete. Condominium owners will pay special assessments to cover it. Condos across the state face scrutiny thanks to Senate Bill 4-D, which the Florida Legislature passed unanimously in a special session in 2023.
- Condos taller than two stories had to undergo milestone inspections after 30 years and every 10 years thereafter, to determine if the building is sound and whether any repairs are needed.
- Buildings 30 years or older had to complete milestone inspections by Dec. 31, 2024.
- Condos three stories and higher had to do a study of reserve funds before Dec. 31, 2024, and every 10 years thereafter, to determine how much condo associations must save to properly maintain the building.
- Condo associations are barred from waiving or underfunding reserves.
In the following few editions, Paradise News senior writer and condo dweller, Steve Traiman, will take a look at pros and cons of condo living and share some insight with readers who are considering buying a unit in an existing building.