In the wake of the tragic Surfside Condo collapse in 2021, Florida lawmakers enacted a milestone inspection mandate requiring aging condominiums, particularly those 30 years or older, to undergo structural evaluations. Despite the urgency of these safety measures, unincorporated Palm Beach County faces significant non-compliance. As of the December 31, 2024, deadline, 113 out of 568 buildings have failed to report their Phase 1 inspection results, raising alarms about public safety and potential consequences for residents.
Table of Contents
- Background on Florida’s Milestone Inspection Law
- Current Status in Palm Beach County
- Impact of Non-Compliance
- Government Response and Next Steps
- Implications for Condominium Residents
- Conclusion and the Road Ahead
1. Background on Florida’s Milestone Inspection Law
The Surfside tragedy, which claimed 98 lives, underscored the vulnerabilities of aging structures, prompting legislative action. Florida’s milestone inspection law mandates that buildings reaching 30 years of age—or 25 years if within three miles of the coastline—undergo structural inspections. These inspections are divided into two phases:
- Phase 1: A visual assessment to identify signs of structural deterioration.
- Phase 2: A more detailed investigation, including testing, if issues are found in Phase 1.
Condominiums must submit these inspection results by the end of 2024, ensuring public safety and compliance with state law.
2. Current Status in Palm Beach County
Out of 568 buildings required to submit Phase 1 reports, only 455 have complied, leaving 113 properties unaccounted for. County Planning and Zoning officials, led by Doug Wise, expressed frustration, citing that tracking non-compliant properties adds to administrative burdens. Wise remarked, “I take that a little bit personally, you’re making me go out and find you.”
The lack of communication from these buildings heightens concerns about their structural safety and risks to residents.
3. Impact of Non-Compliance
Failure to comply with the inspection requirement leaves the condition of many buildings unknown. In extreme cases, officials may classify these properties as “unsafe structures,” potentially leading to resident evacuations.
Commissioners also worry about the financial burden non-compliance imposes on residents. Performing milestone inspections and addressing any necessary repairs can cost tens of thousands of dollars per unit, a significant challenge for many homeowners.
4. Government Response and Next Steps
To address the issue, Palm Beach County commissioners voted to:
- Send non-compliance letters to unresponsive buildings, granting an additional 30 days to respond or request an extension.
- Notify the Florida Division of Condominiums and pursue fines of up to $500 per day for continued non-compliance.
Commissioner Joel Flores emphasized the importance of enforcement, stating, “Sometimes if you don’t put some teeth behind it, they’re gonna drag their feet to come into compliance.”
Fines would require approval from a special magistrate hearing, potentially delaying further enforcement.
5. Implications for Condominium Residents
While fines aim to compel compliance, they may ultimately fall on residents, exacerbating financial strain. Condominium owners face a triple burden:
- Inspection costs.
- Potentially steep repair expenses.
- Daily fines for prolonged non-compliance.
These costs could force some residents to consider selling their units or taking on significant debt, reshaping the community’s economic landscape.
The Road Ahead
As Palm Beach County grapples with widespread non-compliance, safety remains the priority. The milestone inspection law is a necessary measure to prevent tragedies like Surfside, but enforcement challenges and financial implications demand careful navigation.
Residents and property managers must collaborate to meet inspection requirements and ensure the longevity and safety of their homes. For those yet to comply, the window to act is narrowing, with potential consequences growing costlier by the day.
The Building Recertification Experts – Florida’s Condominium Inspections
- Phone: 941-391-5980
- Email: contact@fleng.com
- Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952
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Related Services
- Milestone Inspections
- Energy Calculation Services
- 25,30,40,50,60 Year Recertifications
- Pool Engineering Services
- Turnover Inspections
[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections and the legal obligations milestone inspections entail.]
