South Florida Condo Inspections Fall Short of Deadline, Sparking Concerns Over Safety

Less than half of the vintage condo buildings in South Florida have submitted their required milestone inspections, according to a recent report. These inspections, mandated by the state following the tragic collapse of the Champlain Towers South in Surfside in 2021, were due by the end of 2024. The new regulations are designed to ensure that condominium buildings older than 30 years and at least three stories tall are structurally sound.

By late February, fewer than 40% of condo associations had turned in their inspection results, well past the initial deadline of Dec. 31, 2024. The Florida Department of Business and Professional Regulation (DBPR) had given associations a 45-day window to submit their reports, which closed on Feb. 5. However, some reports are still not reflected in the department’s database due to delays in submission methods.

South Florida, particularly Miami-Dade and Broward counties, has seen a higher percentage of compliance compared to other regions of the state. In Miami-Dade, 45% of the buildings that need inspections have submitted their reports, while Broward County stands at 45%. Palm Beach County, however, has lagged, with fewer than a third of buildings complying. In other areas like southwest Florida, including Lee and Collier counties, the compliance rate is even lower, with less than a third of the buildings having completed their inspections.

The inspections, known as “milestone inspections,” are required for buildings that are three stories or more and at least 30 years old. A licensed architect or engineer must visually examine a building’s major structural components, such as load-bearing walls and columns. If no issues are detected, the process ends there. However, if structural problems are identified, a Phase Two inspection is required. This more detailed inspection must be completed within six months and focuses on the specific issues discovered.

The delay in completing inspections raises concerns about safety and the financial burden on condo owners. If a building requires repairs due to the findings of the Phase One or Phase Two inspection, condo owners may face special assessments to cover the costs. This is compounded by a separate regulation requiring condo associations to save money for ongoing maintenance, which has led to a sharp rise in monthly fees. In Miami-Dade and Broward counties, condo fees have increased by 45% in the past four years, with much of the hike attributed to the new safety regulations.

While there are no specific penalties for condo associations that fail to meet the inspection requirements, local enforcement agencies are responsible for enforcing the law. Additionally, condo owners may take legal action against their associations to ensure compliance. The real estate market may also impose its own consequences, as potential buyers may be wary of purchasing units in buildings that have not completed the required inspections. If a building has not complied, it could result in lower property values and longer selling times.

As the deadline for inspections passes, the situation underscores the tension between ensuring the safety of residents and the financial strain on condo owners. With many associations still in the process of meeting the inspection requirements, the next few months will be critical in determining whether South Florida’s aging condo stock is up to the task of meeting safety standards.