OPINION:
Three years ago, a high-rise condominium building in my community collapsed, killing 98 people and injuring 11 others. In the late hours of June 24, 2021, the entire east portion of Champlain Towers South, a 12-story beachfront condominium in Surfside, Florida, a small community north of Miami Beach, came crumbling down into a pile of rubble.
Watching the scene unfold left me with a pit in my stomach. Years earlier, I had been hired to do a waterproofing planter detail on the pool deck in 2017 and noticed suspicious cracks. I told building managers at the time that they needed to repair this, but they never called me back. About four years later, the building collapsed.
I warned building management and the residents about the critical situation, but they did not heed my warnings, and they delayed the necessary work. The outcome was catastrophic.
Since then, I have warned communities and journalists alike about the frightening reality: Thousands of decaying high-rise buildings are at risk across the country, and the Surfside tragedy was just a sign of what lies ahead.
Like many buildings from that era, Champlain Towers exhibited several structural deficiencies before its collapse. A preliminary investigation by the court-appointed firm revealed that errors in the initial design, as well as deterioration and delamination of the concrete, known as “spalling,” along with the discovery of punching shear forces, contributed to excessive stress on the building’s columns, beams and slabs.
Unfortunately, such incidents are far from isolated. In fact, they likely signal the beginning of a systemic problem jeopardizing condominium residents across the nation. The older the buildings, the more likely their structures will significantly weaken if not properly maintained.
According to an American Communities Survey, nearly two-thirds of the nation’s structures are over 30 years old. In South Florida, where I am based, the Community Associations Institute reported that 75% of the area’s condos with 20 to 49 units were built before 1992 (the year Hurricane Andrew hit), and 59% of buildings with more than 50 units were built before 1990.
Some Northern metropolitan areas of the country have thousands of buildings that are decades older than those in South Florida. A 2013 Bloomberg report found there were more than 1 million structures in New York City that were built as far back as the 1800s.
Having conducted thousands of multifamily building inspections for the past 30 years, I have seen many instances of structural deterioration and other problems that could place countless lives at risk.
Residents, property managers and associations must consult building specialists such as structural engineers and inspectors and engage in regular building maintenance to prevent catastrophes. From updating windows to electrical infrastructure and roof repairs to analyzing suspicious cracks in the concrete, every element should be evaluated and repaired as necessary.
Most importantly, they should heed the advice of inspectors and engineers when told to repair critical structural elements that are susceptible to failure. Though it is never desirable for homeowner associations to raise fees or levy assessments, preemptively fixing these deficiencies can save substantial amounts of money — and lives.
While HOAs have a significant role to play, our elected officials can help, too. States can enact legislation to compel condominium associations to assess their structural resilience by commissioning regular structural building evaluations. In Florida, the new Senate Bill 4D not only requires these inspections for condominium associations but also mandates they maintain a reserve fund to cover such costs.
Similarly, New Jersey signed protective legislation, P.L. 2023, c. 214, making inspections and detailed reporting mandatory, calling for reserve studies and increasing responsibilities on developers and condo associations. For residents, this means greater transparency and accountability from their building managers, leading to safer living conditions and peace of mind.
On the federal level, the Making Condos Safer and Affordable Act introduced in Congress on July 3, 2023, broadens and guarantees access to public and private loans for structural and safety upgrades. This bipartisan preventive aid can assist millions of residents dealing with the challenges of building integrity, which was highlighted by the Surfside condo collapse.
As we confront the challenges posed by aging high-rises and progressive decay, immediate action is imperative. Building codes and new laws are not mere bureaucratic formalities but vital safeguards in the face of potential disasters. These regulations empower us to demand higher standards from those who design, manage and construct the buildings we use daily.
With more rigorous inspections, mandatory reserve funds and clearer accountability, we are not merely repairing old structures but constructing a more robust and secure future. Let us embrace these changes, advocate compliance and ensure that every resident understands the importance of these measures.
Staying ahead of the curve doesn’t just mean avoiding the next big collapse; it means fighting for the peace of mind that comes with a secure, sound, livable area.
• Greg Batista is CEO of G. Batista Engineering and Construction and an expert on building inspections, structural integrity studies, concrete repair and condominium remediation.
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