Reports are first step toward recertification
By Rich Pollack
Time is running out for several dozen remaining area condo associations that are required to file state-mandated inspection reports by the end of the year.
Under a state law passed in the aftermath of the 2021 collapse of Surfside’s Champlain Towers South, condominium buildings that are over three stories in height and more than 30 years old must submit a Milestone Inspection Report prior to Dec. 31.
The requirement affects more than 200 coastal associations from Boca Raton to South Palm Beach.
Those that miss the deadline could — in most cases — face penalties imposed by the municipality they are in, which is responsible for collecting and reviewing the reports.
A survey of south Palm Beach County coastal communities shows that Boca Raton and Highland Beach — both of which passed their own ordinances that are more detailed than the state law — have had the most success in getting reports from condo communities filed on time.
In Highland Beach, for example, Building Official Jeff Remas says that all 49 of the condos that needed to file reports have done so.
El Cortijo Condominium in Gulf Stream had yet to provide its milestone report this year as of late November, according to the Highland Beach building officials who handle inspections for Gulf Stream. Work was being done on El Cortijo last month (above). Larry Barszewski/The Coastal Star
Still needing to file
In Boca Raton, city officials say that 52 of 55 buildings in one coastal area had filed their milestone reports by late November with three asking for extensions. In the second coastal zone, 37 of 42 buildings filed their reports, with five asking for extensions.
In Highland Beach 14 buildings have become recertified, meaning they have completed all repairs identified in the milestone report as well as in a Phase 2 report that identifies structural deficiency.
In Boca Raton, six buildings had been recertified as of late November.
In Delray Beach, 15 of 25 buildings submitted milestone reports as of mid-November with three of those buildings required to complete Phase 2 reports.
Under the state law, which is not as strict as the ordinances in Boca Raton and Highland Beach, those buildings that have completed their Phase 1 reports without major structural issues being identified will not need to be reinspected for another 10 years.
While the bigger communities have been successful in collecting Milestone Inspection Reports, some of the smaller communities are awaiting reports.
In South Palm Beach, 14 of the 24 buildings that need to be certified had completed the process through the end of November. In Ocean Ridge, only one of the seven buildings required to file milestone reports had completed the process by late November.
South Palm Beach Town Manager Jamie Titcomb said the town will wait until after the deadline to pursue outstanding reports unless state criteria require specific follow-up.
In Gulf Stream, which contracts building inspection services to Highland Beach, two of nine buildings had filed their milestone reports as of late November, according to town reports.
Associations that do not file on time could face fines through the local municipalities’ code enforcement process, according to the state law.
Reports have benefits
Highland Beach’s Remas says that many of the buildings that were recertified are receiving benefits as a result of the work that was done.
“We’re seeing that some of these buildings are benefiting with their insurance,” he said.
Another advantage, he says, is that many of the buildings will not need extensive repairs the next time they’re inspected — every seven years for those over 40 years old in Highland Beach and 10 years for those less than 40 years old — because much of the work will have been done already.
To remove some of the burden from condo owners, state Rep. Peggy Gossett-Seidman, R- Highland Beach, has been pushing for changes to the state laws requiring condos to do inspections and collect additional reserves for anticipated repairs. She and other South Florida lawmakers, along with Gov. Ron DeSantis, have focused on extending deadlines for inspection reports and reserve studies — that spell out when and how money to do the repairs must be raised — as well as related requirements.
She sees another advantage to having the inspections done.
“There were a lot of buildings with unknown issues that were discovered in this process,” she said. “Who wouldn’t want to make sure their building isn’t going to fall down in a few years.”
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