Florida Condos Show Structural Damage, Few Evacuated

A comprehensive state report has revealed that over 2,500 condominium and cooperative buildings in Florida have exhibited significant structural deterioration, with dozens identified as "unsafe and uninhabitable." Despite these critical findings, a mere five of these buildings were evacuated. This information is detailed in a 24-page report released this week by the Florida Legislature’s Office of Program Policy Analysis and Government Accountability (OPPAGA). The report compiles data from "milestone" inspections conducted across the state during 2024 and 2025. These inspections are mandated by a state law enacted following the catastrophic 2021 collapse of the Champlain Towers South in Surfside, Florida, which resulted in 98 fatalities. The law requires all Florida condominiums and co-ops that are at least three stories tall and have stood for 30 years or more to undergo these milestone inspections. Additionally, they must maintain adequate reserve funds to cover necessary repairs and ongoing maintenance. The inspection process typically involves two phases. Phase 1 consists of a visual assessment by a licensed engineer or architect to identify severe degradation that necessitates a more thorough Phase 2 inspection. Phase 2 involves detailed testing to evaluate the building's overall structural integrity and to recommend specific repair strategies. Building owners are then granted one year to secure permits for undertaking the required repairs. According to the OPPAGA report, the Phase 1 inspections between 2024 and 2025 flagged 2,535 buildings as having "substantial structural deterioration." The majority of these problematic structures are located in coastal regions, where exposure to saltwater corrosion is a significant contributing factor to structural decay. However, the report also highlights significant challenges in the inspection and remediation process. Only 1,575 properties managed to complete their secondary (Phase 2) inspections. This shortfall is attributed to widespread delays and a critical shortage of qualified engineers, which led to numerous extension grants being issued. Miami-Dade, Broward, and Palm Beach counties, which are Florida's most populous counties, reported the highest numbers of buildings requiring Phase 2 evaluations, with figures ranging from 218 to 543. The findings underscore the ongoing complexities in ensuring the safety and structural soundness of older residential buildings in Florida, particularly in the wake of the Surfside tragedy and the subsequent legislative reforms aimed at preventing similar disasters.