Condo Safety Over Amenities

In the wake of the Champlain Towers South collapse, buying a condominium in Florida has become far more than just a decision about lifestyle and location. Recent Legislation, particularly Senate Bill 4D, has brought critical attention to the structural integrity of older buildings, making it clear that the safety of a condo building should take precedence over amenities and HOA fees. While features like: Pools, Gyms, and scenic views might be appealing, the true value of a condo lies in the strength of its foundation—literally.

For those considering a condo purchase in this post-Surfside era, it’s essential to know what to look for beyond the surface. From the building’s age to its maintenance history, there are key factors that must be carefully evaluated to ensure your safety and protect your investment.

Below, are the 10 most critical questions to ask when buying a condo in Florida:

1. How old is the building?
The age of the building is one of the most crucial indicators of its structural integrity. Condos built before the 1990’s are particularly susceptible to deterioration due to outdated construction methods, designs, and materials. Coastal properties face the added challenge of Saltwater Exposure, which can accelerate Concrete Spalling and Corrosion of Rebar. This is especially concerning for buildings constructed before Building Codes were tightened after Hurricane Andrew in 1992.

2. When was the last structural inspection?
Under Florida’s Senate Bill 4D, buildings over 30 years old, or over 25 years old if they are within three miles of the coast, are required to have Detailed Structural Assessments. Prospective buyers should ask for the date of the last inspection and request a copy of the report. If a building hasn’t had an inspection recently, this could indicate impending repair costs or an outdated understanding of the building's safety.

3. What were the inspection findings?
Simply knowing that an inspection took place isn’t enough. You need to dig into the findings. Reports of Cracks or Water Intrusion can indicate serious issues that require immediate attention. A building with a laundry list of necessary repairs might not be a wise investment, especially when you factor in potential disruptions to your living environment during the repair process.

4. What is the building’s maintenance history?
Request the building’s maintenance history, particularly focusing on the care of key structural components like the Roof, Plumbing, Electrical Systems, and Common Areas. A building that’s been routinely maintained is a good sign of responsible management, which means fewer surprises for you down the road. However, a neglected building might be a ticking time bomb, with future repair costs falling onto the residents.

5. Are there any planned or ongoing repairs?
If a building is currently undergoing or planning major renovations, you’ll want to know the scope of the project and its expected timeline. Not only can these repairs be disruptive, but they may also require special assessments—additional fees charged to owners to cover repair costs. Getting a clear picture of what’s planned will help you assess whether you’re stepping into a financial quagmire.

6. How financially healthy is the Condo Association?
Florida’s new laws require Condo Associations to maintain Reserve Funds for Critical Repairs, but not all associations have fully complied. Review the Condo Association’s Financial Statements to see if they have enough reserves set aside for future repairs. If the reserve funds are lacking, you may face hefty special assessments down the road.

7. What are the monthly HOA fees, and what do they cover?
While HOA fees are often the first thing buyers look at, they can be misleading. Some fees cover essential services like insurance and maintenance, while others may only cover superficial amenities. Be sure you know what’s included in these fees, as a low fee may indicate the association isn’t adequately funding future repairs.

8. How has the building handled natural disasters?
Given Florida’s vulnerability to hurricanes, it’s crucial to know how the building has withstood past storms. If a condo has sustained significant hurricane damage in the past, it may be more prone to structural issues in the future. Ask how the building fared in previous natural disasters and whether any major repairs were needed afterward.

9. What kind of insurance coverage does the building have?
Proper insurance coverage is critical for protecting your investment in the event of a natural disaster or structural failure. Ensure that the condo association has sufficient coverage for both the building and liability. Underinsured buildings can leave residents with massive repair bills in the event of damage, so it’s essential to confirm the coverage limits and any deductibles.

10. Are there any legal issues or pending litigation?
Lastly, investigate whether the condo association is involved in any lawsuits, particularly those concerning construction defects or safety issues. Ongoing litigation can signal unresolved structural problems and could lead to additional financial burdens for owners.

In today’s real estate market, buying a condo in Florida requires far more due diligence than ever before. Amenities, fees, and views are important, but they should take a backseat to the safety, structural integrity, and financial health of the building. Your dream condo shouldn’t just be a great place to live—it should also be a safe and secure investment.

In this post-Surfside world, safety is the ultimate amenity.

About Greg Batista
Greg Batista, P.E., is CEO of G. Batista Engineering and Construction, is a subject matter expert on Building Inspections, Structural Integrity Studies, Concrete Repair and Condominium Remediation.