Governor Ron DeSantis has committed to providing relief for condo unit owners facing escalating costs due to mandated structural safety inspections and reserve fund requirements for future repairs. However, despite the governor’s promise, the current compliance deadline of December 31 remains unchanged for condo buildings over two stories that turned 30 years old before July 1, 2022.
What Does This Mean for Condo Associations?
Condo associations must submit a Milestone Inspection report to identify any structural deterioration in their buildings. They are also required to conduct a Structural Integrity Reserve Study, which evaluates the lifespan of essential components like roofs, fire protection systems, plumbing, and electrical systems. This study helps determine how much money needs to be set aside for future repairs.
Although there have been some delays in submitting these reports, spokespersons from South Florida counties and cities indicate that, so far, no safety issues have been severe enough to necessitate evacuations.
County-Specific Deadlines and Compliance Status
Prior to this new state law, Broward and Miami-Dade counties mandated inspections once a building reached 40 years old and every 10 years afterward. The updated state law requires inspections after 30 years, with an option for local jurisdictions to mandate inspections for buildings as young as 25 years old if located within three miles of the ocean.
For instance, Broward County has implemented stricter regulations, requiring all qualifying buildings to be inspected by the time they turn 25. This has accelerated inspection deadlines for many buildings. In cities like Pompano Beach, Hollywood, Hallandale Beach, and Deerfield Beach, efforts are underway to meet the December 31 deadline, but many buildings are still in the process of compliance.
Challenges and Concerns Among Condo Owners
The costs associated with these inspections and the necessary repairs have condo owners on edge, especially those on fixed incomes. Condo association insurance rates have already soared, driving up monthly maintenance fees for residents. For example, in Century Village, Pembroke Pines, monthly fees have increased by $120 to $150 since 2020.
Some condo owners and landlords argue that the costs of inspections—up to $60,000 in some cases—are burdensome and counterproductive to residents’ quality of life. Additionally, there is concern over a shortage of qualified engineers and architects to perform the inspections, which is driving up costs even further.
No Immediate Deadline Extension
Despite the mounting financial pressure, there is no indication that state lawmakers will extend the December 31 deadline. The law was enacted in response to the tragic 2021 collapse of the Champlain Towers South in Surfside, which resulted in 98 fatalities. Senate President Kathleen Passidomo has stated that while the issue will be discussed during post-election committee meetings, no special session will be convened before the end of the year.
Proposed Solutions
Several ideas are being floated to help alleviate the financial strain on condo owners. These include establishing a revolving loan fund for those unable to pay their share of repair costs and expanding home improvement loan programs like PACE (Property Assessed Clean Energy). Other suggestions involve providing a longer timeline to fund reserves and allowing state-owned Citizens Property Insurance Corp. to finance property insurance payments over multiple years.
Conclusion
While Governor DeSantis is seeking ways to support condo owners, the lack of immediate legislative action means the Dec. 31 compliance deadline still stands. Condo associations and unit owners must act swiftly to meet these requirements, despite the ongoing challenges and financial implications.
For condo owners concerned about these changes, staying informed and seeking guidance from local officials is crucial as the deadline approaches.
Posted by Andy Mandel on
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