Trusted by over 6,500 communities throughout the U.S. and worldwide, BuildingLink is the premier provider of community management software solutions. BuildingLink leverages over two decades of innovation and experience, offering 60+ intuitive modules to manage documents, maintenance, vehicle, keys, packages, amenity reservations, community communications and more! Managers love the functionality and service while residents love the convenience of our mobile app!
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BuildingLink is the market’s undisputed leader in property management solutions, empowering customers through industry-leading technologies, extraordinary support and training programs, and the ability to tailor our solutions to fit their unique needs.
If your fire alarm system starts sounding like a horror movie sequel, it’s time for you to take action.
Sure, being reminded of danger with sporadic false alarms might make for some good Sunday afternoon entertainment – but do you want your guests running out scared all the time? We don’t think so, which is why we’ve put together this guide on how to know when your fire alarm system needs repair!
Whether you need a new battery or just some help troubleshooting the cause of those pesky alerts, we have your back. Read on and prepare for peace of mind (and less screaming)
Premier Fire Alarms and Integration Systems Installation Division offers Miami’s best fire alarm systems repair. Our top-notch services help protect your family and business in a fire. Forget about unheard or unattended alarms, and let our experts monitor your system 24 hours a day, seven days a week!
When protecting your family and your property from fire, you must always keep your fire alarm system in good working order. Regular maintenance and system checks are essential to ensure your fire alarm functions correctly.
Here are a few signs that indicate your fire alarm system needs repair:
False Alarms
Various issues with the system components, such as a broken smoke detector, faulty wiring, or damaged sensors, can cause false alarms. If false alarms occur regularly, it’s likely time for your fire alarm system annual inspection.
Flashing Lights
Flashing lights on your fire alarm panel are an indication that there is something wrong with the system. Suppose these lights persist after performing the recommended reset procedure from the manufacturer. In that case, it’s time to call for professional assistance from a fire alarm service and inspection company in Miami Dade.
System Malfunction
If your fire alarm isn’t responding appropriately when tested or during an emergency, this could be evidence of a malfunction in one or more components within the system. It is also time to contact a commercial fire alarm company to diagnose and repair any malfunctioning parts or replace them if necessary.
Age of the System
Even if everything seems to be functioning normally, it’s important to remember that all electrical systems have an expiry date which varies depending on how often they are used and their quality.
If all other tests reveal no significant problems, but you know you installed your current system many years ago, consider replacing it with newer technology. Due to age, outdated systems may not provide adequate protection against fires.
A fire alarm installation in Miami-Dade County can help with this.
Contact Us Today!
By being aware of these signs indicating potential repairs needed for your fire alarm system, you can avoid any issues before they become severe emergencies.
Finding the best fire alarm systems repair company is the first step. They will come to inspect and diagnose all possible problems promptly and efficiently, so you don’t have to worry about exposing yourself to potential danger caused by faulty equipment!
Premier Fire Alarms & Intergration Systems is the best fire alarm systems repair company. We have modern and reliable methods and serve the entire Florida area. Please reach out to us to discuss our given services:
WHEN IT COMES TO FIRE ALARM SYSTEMS & INSTALLATION, YOU CAN COUNT ON OUR EXPERTS TO METICULOUSLY DESIGN, INSTALL, MONITOR, AND MAINTAIN ALL THE CRITICAL SYSTEMS THAT KEEP YOU AND YOUR ASSETS SAFE.
Virtually all explanations of dredging include the physical scooping up of underwater sand and clay sediments to enhance a merchant ship’s access to a port or waterway. If these waterways become inaccessible, the economic consequences are far-reaching.
Today, however, massive algal blooms, animal fatalities from toxic byproducts of algae, and the spread of invasive plants and animals are sharing the front-page news with national economic interests. For those of us living on a waterbody, it’s clear that our personal economic interests are rewarded via higher property values if the nearby water is both navigable and healthy. As a waterbody ages and becomes “silted-in,” organic nutrients fuel invasive plant and algae growth, and property owners suffer the consequences of bright green water, fish kills, and dangerous swimming conditions. Unfortunately, the solution to these rampant biological problems involves more than just scooping up the muck. Hence, we need to look at dredging options and aquatic management in a unified perspective.
Choosing the Dredging Tool for Your Waterbody
Fortunately, there are many proactive aquatic management solutions that can be implemented to help slow or prevent the aging of waterbodies, such as proper land use management, maintenance of beneficial vegetative buffers and sediment traps, installation of aeration systems, and utilization of nutrient absorbing products. However, when sediment buildup is too much to dock a boat or when aquatic plants and algae are perpetually out of control, you’ll need to call in a professional waterbody manager accompanied by a portfolio of dredging techniques.
There are several methods of sediment or muck removal: hydraulic dredging, clamshell or backhoe dredging, dry dredging, and hydro-raking. The chosen method will depend on a number of factors, including sediment composition, environmental sensitivity, the volume of materials removed, budget, and disposal considerations.
Mechanical Dredging
Mechanical dredges (clamshell or backhoe dredgers) use buckets to scoop out bottom sediment and transfer it to trucks or barges for transport to disposal sites. Truck transportable mechanical dredges such as Aquamogs can remove small volumes of sediments such as shoals that prevent boater access to a lake, while large oceangoing dredgers are capable of digging to great depths to facilitate the new era of ultra–large container ships. In the case of the drawdown and excavation method (dry dredging), the whole waterbody is drained and sufficient shoreline access is needed for the trucking and hauling involved. However, most lakes cannot be emptied due to environmental concerns or high water tables.
Hydraulic Dredging
Hydraulic dredges are the workhorse of the dredging industry and are effective in moving large volumes of organic and inorganic sediment. They work by sucking slurry (a mixture of sediment and water) from the bottom and then pumping it to an offshore location through a pipeline. Hydraulic dredges have almost continuous operating cycles, allowing the removal of large volumes of material in a short time while minimizing the resuspension of material into the water column due to their closed-cycle system of operation. Typically, this method is better suited for sediments with little debris mixed in, as large objects and rocks can damage the cutter and clog the pipeline. A large disposal area is also required.
Hydro-raking
Unlike the mechanical and hydraulic dredge, the hydro-rake cannot be used to remove sediment, however, it is an effective tool for accumulated muck removal. Hydro-raking is frequently chosen as a method to remove nuisance aquatic vegetation, root structures, debris, and organic muck on a smaller scale waterbody. The hydro-rake can best be described as a floating barge upon which is mounted a backhoe with a digging bucket or rake capable of removing accumulated muck in water as shallow as 18 inches. Hydro-raking can effectively target organic muck accumulations and debris in coves, stormwater ponds, and other shallow areas. If a pond is periodically maintained through hydro-raking, the need to perform a large-scale dredging project may be eliminated, saving financial resources and minimizing ecological disruptions.
How to Maintain Balanced Water Quality
Dredging is generally thought of as an expensive activity, but both your waterbody can benefit significantly from just a few days of budget-friendly spot dredging at pump intakes, swimming areas, or around boat docks. However, the ultimate cost-savings approach is proactive management. By taking preventative steps to reduce erosion, limit weed and algae growth, and maintain balanced water quality, it’s possible to prolong the need for both dredging and hydro-raking. The best way to accomplish this is through an annual management program that leans on sustainable strategies like aeration, nutrient remediation, shoreline maintenance, and many other custom solutions to maintain a healthy, functional waterbody.
To learn more or navigate through a wide variety of sediment, aquatic plant, or algae removal options for your waterbody, we encourage you to speak with your lake or pond management professional.
Budget preparation time is upon us! We strongly encourage, that every year around this time, association managers and Boards review and ensure that your capital reserve study is accurate and up-to-date.
This is one of the most important decisions a board will make for the future of their association. It is an easy and effective way to ensure your community’s capital replacement items are being properly funded with minimal impact on the individual homeowners.
With the recent update to the Capital Reserve Study Standards, the impact of inflation and supply chain issues over the past few years (in some cases resulting in costs as much as 50% higher for some typical components), it is even more critical to have an updated reserve study to ensure the financial health of your community.
To stay on track for a healthy financial future, it is recommended that your Reserve Study be updated every three (3) years.
The Falcon Group Capital Reserves team consists of 6 CAI Certified Reserve Specialists (RS) as well as a Professional Reserve Analyst (PRA) designation awarded by the Association of Professional Analysts.
1211 1st Avenue, N.
Suite 106
St. Petersburg, FL 33705
P (813) 438-3568
West Palm Beach
5651 Corporate Way
Suite 4
West Palm Beach, FL 33407
P (561) 290-0504
Miami
15405 NW 7th Avenue
Miami, FL 33169
P (305) 663-1970
Capital Reserve Study ( what is involved )
The primary purpose of a Reserve Study is to offer recommendations as to the amount of money a community, building or other organization should set aside on a yearly basis for the future replacement or major refurbishment of their commonly owned elements.
The Falcon Group believes that a properly funded capital reserve program is the right formula for keeping a community’s physical assets in prime condition while providing some key benefits to residents. We strongly recommend updating your Capital Reserve Study Every 3 years.
A regularly updated Reserve Study can provide the following benefits:
Maintaining and/or increasing property values by maintaining exterior appearances through timely repair or replacement of common elements.
Facilitating project efficiency and cost effectiveness, as well as, minimizing disruptions and unit owner inconvenience by allowing the association to secure contractors to complete an entire project during a finite and desired schedule.
Reducing the likelihood of member dissatisfaction associated with the passage of large or sudden assessments.
All of our Capital Reserve Studies are prepared under the direction of a Reserve Specialist (RS) and/or a Professional Reserve Analyst (PRA).
The Falcon Group has prepared over 3,500 Capital Reserve Studies. Each Capital Reserve Study we perform is a customized analysis, prepared in coordination with our Reserve Specialist (RS) and our client, and is based on a “real-world” methodology for each item in regards to:
Inspection
Evaluation for repair or replacement
Evaluation for anticipated “Useful Life”
Integrated into a repair or replacement plan and budget
There are certain years that are more defining than others. Certain years that stand out. Well, if you live in a Florida condominium, 2025 will be that year. To understand why, we have to pay respect to another year that stands out more than any other ever will, and that is 2021, the year the Champlain Towers collapsed in Surfside, Florida killing 98 innocent men, women and children.
As a result of 2021, and The Florida Legislature’s promise to Floridians that another Surfside will never happen again, massive legislation was passed requiring mandatory inspections, mandatory repairs, mandatory education for Board members and perhaps the most important and controversial new law, the requirement to fund reserves for your condominium that is 3 stories or taller, based upon a Structural Integrity Reserve Study that needed to be prepared by an architect, engineer or someone with CAI credentials and completed by December 31st, 2024.
If you didn’t do it yet —– you’re late and in violation of Florida law.
Think about this…….any condominium budget you will ever pass again must include mandatory reserves based upon the results of that structural integrity reserve study. Here’s the new law:
For a budget adopted on or after December 31, 2024, the members of a unit-owner-controlled association that must obtain a structural integrity reserve study may not determine to provide no reserves or less reserves than required by Your Structural Integrity Reserve Study.
Here’s what a structural integrity reserve study is and how often it must be performed:
(g) Structural integrity reserve study.—
1. A residential condominium association must have a structural integrity reserve study completed at least every 10 years after the condominium’s creation for each building on the condominium property that is three stories or higher in height, as determined by the Florida Building Code, which includes, at a minimum, a study of the following items as related to the structural integrity and safety of the building:
a. Roof.
b. Structure, including load-bearing walls and other
primary structural members and primary structural
systems as those terms are defined in s. 627.706.
c. Fireproofing and fire protection systems.
d. Plumbing.
e. Electrical systems.
f. Waterproofing and exterior painting.
g. Windows and exterior doors.
h. Any other item that has a deferred maintenance
expense or replacement cost that exceeds $10,000
and the failure to replace or maintain such item
negatively affects the above items as determined
by the visual inspection portion of the structural
integrity reserve study.
Yes – for those condo associations that have ignored funding reserves for years or decades — your bill has come due. And it’s going to be expensive. For those of you who thought it was a bad idea to put away money for a rainy day because you might not be alive at that time —- I guess the bad news is —–YOU LIVED!
For four generations, the name Sarasohn has been synonymous with the highest levels of integrity and expertise in the field of insurance adjusting.
Emmanuel Sarasohn founded his public adjusting business in 1924 in Newark, NJ. His sons, Ira and Roy, grew up in the family business and came on board full time after college and the army.
In 1951, Ira Sarasohn was one of the founding members of the National Association of Public Insurance Adjusters. Ira and Roy would both later serve as president of that esteemed organization.
Ira J. Sarasohn took over the helm of Sarasohn & Company after his father’s passing. In 1970, Stephen Sarasohn joined the firm in NJ, but he settled in Florida a few years later. In 1985, both Ira and Stephen helped found the Florida Association of Public Insurance Adjusters. After 72 years of public adjusting, Ira J. Sarasohn passed away in 2006 with many active files on his desk. In 2018, Bernard Sarasohn joined the firm as a licensed public adjuster.
Stephen Sarasohn is now CEO of Sarasohn & Company and he maintains the same high standards as his predecessors. Sarasohn & Company, Inc. is based in Boca Raton, FL but is licensed to handle claims in other states as well.
Building Claims
In order to properly adjust any claim for damage to a structure, it is important to prepare a detailed repair estimate. Sarasohn & Company will do that on your behalf. Whenever necessary, we will employ the services of architects, engineers, contractors and other independent experts at no additional cost to you.
Full consideration is given to the provisions of your policy, as well as applicable statutes and case law, so as to maximize the recovery. This includes consideration of depreciation, coinsurance, code upgrades, deductibles and any other factors important to a successful adjustment. Sarasohn & Company is also equipped to provide project management for the reconstruction process. Project management is a field used in large construction projects to coordinate the various aspects of the repairs. This service is provided at no additional cost.
Personal Property Losses
All insurance policies require the submission of a complete inventory of both the damaged and undamaged personal property. This includes machinery, trade fixtures, appliances, merchandise inventory, household furnishings, clothing and all other movable property insured under the policy. This coverage also covers improvements and betterments on tenants’ policies, which can be treated several ways for claims purposes.
Sarasohn & Company has on its staff, experienced personnel who are capable of filling these requirements. In addition to listing the property involved, our experts will calculate the replacement cost and actual cash value of each item as well as the repair cost when appropriate. We will determine salvage value, if any, and help arrange for protection of the property from further damage, as required by the policy. Our services can be helpful in documenting your tax loss, if any.
Loss of Income Claims
One of the most complex aspects of your claim involves calculating the loss of income you will suffer as a direct result of damage to real or personal property. Sarasohn’s long term experience has helped to develop a team of forensic accountants who have proven to be outstanding in their ability to adjust claims in a way most favorable to the policyholder. The services of CPA’s and tax attorneys are engaged when necessary, at no additional cost to you.
One of the questions that usually arise in a loss of income claim involves the continuation of payroll during the period of restoration. It is extremely important that a method be established as soon as possible after the loss, to resolve this aspect of the claim. Sarasohn & Company, with its years of experience will assist you with these important decisions. Extra expense coverage can be used creatively to make up for insufficient property coverage, should that scenario exist.
Sarasohn & Company –
Public Insurance Adjusters since 1924
Do you have a residential or commercial property in Florida, Georgia, Texas, North Carolina or South Carolina? The public adjusters at Sarasohn & Company are experts at maximizing your insurance claim recovery. We don’t get paid unless you do!
Most states license all insurance adjusters, whether they work for an insurance company or for the public. Adjusters working for the insurance companies are obligated to treat all claimants fairly and impartially. However, they are paid by the insurance companies for their efforts. The state recognizes that you, the policyholder, are entitled to equal representation and you may retain the services of an expert adjuster to assist in the claim process. Sarasohn & Company can assist in preparing your claim, guiding you through the claim process and helping to achieve the most favorable settlement. In addition to numerous state licenses, Stephen Sarasohn has held the nationally recognized designation of Senior Professional Public Adjuster since 1988.
Stephen Sarasohn SPPA stephensarasohn@gmail.com Public Adjusters since 1924 www.sarasohn.net 561-368-5000 office 561-866-3589 cell
United Professional Engineering (UPE) provides a unique “one-stop-shop” for all your structural engineering needs. Our South Florida area founded firm has been in business since 2005 and we have a diverse team; from licensed designers and structural engineers to inspectors and general contractors. For that reason, our projects range from designing and restoration to structural inspections and more!
Providing exceptional engineering services through integrity, reliability and professionalism. With over 21 years of experience, we are the leaders in the industry, and we can help you as well!
UPE’s engineering consultants offer a full range of services based on extensive project experience and innovative thinking.
Today, one of the largest investments is building a structure and how to maintain its lifespan. Structural integrity, environmental factors, atmospheric elements, and maintaining aesthetics are all important factors that we evaluate very carefully, when working on a project. At UPE our highly qualified licensed designers, engineers and general contractors promises to ensure your investment is protected.
We believe it’s important to exhibit and maintain an open communication network, while working towards each of our client’s best interests, as well as everyone involved. We are committed to structural safety and serviceability, identify equilibrium conditions, resolve limitations and utilize preventive and corrective maintenance behavior. UPE is here to help accomplish each milestone of your project, together!
Vail Marketing Solutions provides everything from a full branding overhaul and business development program to a specific marketing project or campaign.
In today’s fast-paced and highly competitive business landscape of the AEC industry, having a comprehensive marketing strategy is essential for success. Whether you’re just getting started building a marketing department, or an established firm looking to rebrand and increase sales, Vail Marketing Solutions offers a one-stop solution to all your marketing and business development needs. VMS has a strong background of construction industry knowledge coupled with their “Complete Marketing Experience,” to provide a holistic approach to elevate your brand and maximize your reach.
Here’s a closer look at the array of services Vail Marketing Solutions brings to the table:
Strategic Planning
At the heart of every successful marketing campaign lies a well-thought-out strategy. Vail Marketing Solutions works closely with clients to understand their goals, target audience, and market dynamics, crafting customized strategies tailored to drive results.
Website Development
Your website is often the first point of contact for potential customers. Vail Marketing Solutions specializes in creating responsive, user-friendly websites that not only look great but also convert visitors into customers.
Content Creation & Copywriting
Compelling content is key to engaging your audience and building brand credibility. Vail Marketing Solutions boasts a team of talented writers who excel at creating captivating content across various platforms, from blog posts and articles to website copy, email and social media campaigns.
Graphic Design
Visual appeal plays a crucial role in capturing the attention of your audience. With Vail Marketing Solutions’ expert graphic designers, you can expect stunning visuals that effectively communicate your brand message, captivate your audience, and stand out among your competitors.
Brochures & Advertising
Whether it’s print or digital advertising, Vail Marketing Solutions helps you create eye-catching brochures and ads that stand out from the crowd and leave a lasting impression on your target audience.
Video Marketing, Drone, & Photography
Visual storytelling is a powerful tool for engaging customers and conveying your brand’s personality. Vail Marketing Solutions offers comprehensive video production services, including drone footage and professional photography, to bring your brand and project profiles to life.
Social Media
In today’s interconnected world, social media is an indispensable marketing tool. Vail Marketing Solutions helps you harness the power of platforms like Facebook, Instagram, YouTube, and LinkedIn to connect with your audience, build brand awareness, and drive engagement.
Email Marketing
Effective email marketing campaigns can nurture leads, drive conversions, and foster customer loyalty and engagement. Vail Marketing Solutions helps you create personalized email campaigns that resonate with your audience and deliver measurable results.
Digital Marketing & SEO
With expertise in digital marketing strategies and search engine optimization (SEO), Vail Marketing Solutions ensures that your brand gets noticed online. From pay-per-click advertising to organic search optimization, they employ cutting-edge techniques to boost your online visibility and drive traffic to your website.
Event Marketing & Tradeshows
Whether you’re hosting a corporate event or participating in a tradeshow, Vail Marketing Solutions helps you make a memorable impact. From pre-event promotion to onsite branding and post-event follow-up, they handle every aspect of event marketing to ensure success.
Tradeshow Display Design
Stand out in a crowded tradeshow hall with captivating booth designs that attract attention and drive foot traffic. Vail Marketing Solutions creates custom tradeshow displays that effectively showcase your brand and leave a lasting impression on attendees.
Presentations & Proposal Packages
From client presentations to branded proposal documents, Vail Marketing Solutions helps you communicate your ideas effectively and persuasively. Their team creates professional presentations and proposal packages that stand out from the competition to win more business.
Business Development & Sales Consulting
Beyond marketing, Vail Marketing Solutions offers strategic business development and sales consulting services to help you identify opportunities for growth, expand your market reach, connect with potential clients, and increase revenue.
Vail Marketing Solutions goes above and beyond traditional marketing agencies by offering the AEC industry a comprehensive suite of services designed to meet all your marketing needs under one roof. Whether you’re looking to launch in a new market, revamp your brand image, or simply enhance your online presence, they have the expertise and resources to make it happen. So why settle for piecemeal solutions when you can experience the complete marketing package with Vail Marketing Solutions?
A slow-motion crisis is unfolding in Florida’s condo market, threatening to upend the state’s image as a haven for retirees and reasonably priced beach living.
Owners of the state’s older condos are bracing for steep special assessments, while racing to sell their homes and receiving only tepid buyer response.
Amid a property market that’s still vibrant for nearly every other segment, Florida’s aging condominiums are losing value. And nearly 1,400 buildings are now blacklisted from receiving mortgage financing, making those apartments an even-tougher sell.
Thousands of Florida condo units face special repair assessments which are making them difficult to sell — and causing them to lose value quickly. oldmn – stock.adobe.com
At the heart of this turmoil is a basic reality: Florida’s aging condo buildings desperately need repairs, and state officials are forcing them to assess (and pay for) those long-overdue upgrades.
Under a law enacted after the tragic 2021 collapse of Champlain Towers South in Surfside, which saw 98 people lose their lives, condo boards may no longer defer major structural improvements to another day — or decade. The “Building Safety Act” required every condo tower in Florida aged 30 years or older to complete a structural integrity study by the end of 2024, to get a full grasp of what problems need fixing.
This year, the tab for those repairs comes due. Condo boards must now set aside funds to fix the issues found in those studies — from concrete restoration to balcony overhauls. And the assessments on individual condo owners are looking both pricey and unsettling.
“You’re going to see a massive reduction in the value of these buildings based on these giant special assessments and the work that has to be done,” said Orest Tomaselli, CEO of Strategic Inspections, which advises condo boards nationally on how to shore up their reserves.
In Florida buildings he’s worked with, Tomaselli has seen special assessments as low as $250 per month, to a property that levied $2,500 per month, per unit owner, for a three-year stretch.
The assessments result from inspection and repair mandates stemming from the 2021 Surfside building collapse that killed 98 people. AP
“There are real people in these units that may be displaced,” Tomaselli said of the assessments, “that may lose their nest egg and may lose tremendous amounts of value in their units.”
”At Aventura’s Mediterranean Village, a waterfront condo complex with a marina out front, unit owners were hit with six-figure special assessments last year, some as high as $400,000, according to published reports.
At Miami’s Cricket Club, a 50-year-old waterfront tower burdened with $134,000 special assessments per condo, 23 of the building’s 217 condos are currently for sale, according to brokerage Compass. In a Miami market where the median condo price was $445,000 in the fourth quarter of last year, condos at the Cricket Club are seeking buyers with prices as low as $220,000 for a 1,950-square-foot two-bedroom on the 19th floor. (The owner initially sought $330,000).
The Summit Towers in Hollywood, FL is facing a $56 million assessment. Google Maps
Meanwhile, at Summit Towers in Hollywood, a building-wide special assessment of $56 million led to the ousting of four board members in a January election, in favor of new members who promised “a more moderate approach” to building up reserves, said Amy Greenberg, a broker and resident of the building with several listings there.
“A lot of people moved here to be able to retire and live their life here, and they’re on fixed incomes,” said Kathleen DiBona, a 50-year resident of Hollywood who serves as president of the Hollywood Beach Civic Association. “They’re having a difficult time being able to manage all that’s coming and hitting them.”Many owners whom DiBona knows in Hollywood, a city dotted with older towers, are seeking to off-load units with little success. Others, she said, have dropped insurance coverage for their condos so they can manage to pay their special assessments.
Failure to pay these assessments will impact more than just the individual owners who can’t afford them. If 15% of unit owners in a building default, the entire property could become ineligible for mortgage financing, according to Tomaselli of Strategic Inspections.
“What happens if nobody can get a loan to buy a unit in your building?” says Joseph Hernandez, a Miami-based partner in the real estate group of law firm Bilzin Sumberg. “It essentially makes the units in your building unsaleable and it makes the value of those units go down.
“We may see a lot of condo projects go into distress.”
Some could already be getting close. In February, Fannie Mae, the national mortgage finance agency, updated its running list of “unavailable” US condo buildings, meaning they are no longer eligible for mortgage financing. Of the 4,885 buildings currently on the list, 29% are located in Florida, the highest share of any state. The top reason: “critical repairs or deferred maintenance,” according to a person familiar with the roster.
One newly flagged example is 4000 Island Blvd., a 32-story condominium in Aventura’s exclusive Williams Island, which was built in 1985 and added to Fannie Mae’s no-lending list in January. At least 24 unit owners are trying to sell, according to Compass. Barry Sytner, the condo board’s president, called the building’s inclusion on Fannie Mae’s list “incorrect,” noting that the property just secured a bank loan commitment to cover expenses tied to its 40-year inspection.
There are roughly 1.1 million condo units in Florida that are 30 years old or more, and subject to the new law, according to the Florida Policy Project. Of those, 58% are concentrated along the Southwest and Southeast coastal counties, in places like Tampa, Clearwater and the greater Miami metro area, including Fort Lauderdale and Palm Beach County.
Around two dozen condos are up for sale in this Aventura, FL condo building, according to reports. miamiresidence.com
That means the law’s reach extends to more than half of all condo owners in Florida’s famed retirement enclaves. According to brokerage ISG World, apartments that are over 30 years old accounted for 86% of all Southeast Florida condo listings in the fourth quarter of 2024 — a total of 17,198 properties for sale across Miami-Dade, Broward and Palm Beach counties.
Yet even as thousands of newcomers flock to the region, these abundant and discounted units are languishing on the market, weighed down by the threat of special assessments and uncertainty over looming repair costs.
“The fear of the unknown is scaring the hell out of potential buyers,” said Craig Studnicky, ISG’s chief executive officer.
“Remember that show, ‘Let’s Make a Deal?’ ” Studnicky said. “They may get a special assessment and it could be quite modest, which means you just made one hell of a deal. But what if you’re wrong, and the special assessment is gargantuan? Not only is the special assessment big, but the scope of construction is big, and you’re going to be living in a construction site for the next two years.”
The full extent of special assessments is still an open question for many Florida properties. While the state deadline for condos to submit their structural integrity studies was on Dec. 31, only 39% of buildings in Southeast Florida have done so, according to the Miami Association of Realtors.
Some of that’s because engineers were simply not available, amid a statewide rush to get these studies completed. Others could be gambling that enforcement won’t be robust or swift, said Peter Zalewski, a Miami-based broker, analyst and condo investment consultant.
“You’re going to see a massive reduction in the value of these buildings based on these giant special assessments and the work that has to be done,” said Orest Tomaselli, CEO of Strategic Inspections.
“You have buildings that are shopping for studies, because maybe they’re coming in too high, and maybe they can find someone who can lowball it,” Zalewski said.
“People are figuring out what to do,” Zalewski added. “They think there will be a silver bullet, some kind of cure in the upcoming Florida legislative session” amid outcry from condo owners
The state legislature, which convenes its 2025 session March 4, has no plans to bail out condos or offer reprieve from the deadlines to fund repairs, Florida legislative leaders said at a condo conference last month held by Miami Realtors, according to Homes.com.
“A lot of people moved here to be able to retire and live their life here, and they’re on fixed incomes,” said Kathleen DiBona. Courtesy of Kathleen DiBona
Lawmakers, however, might consider financing solutions to help condos cover the cost of structural studies and maintenance, including allowing reserve funds they set aside to be invested.
Despite some maintenance challenges, Florida’s older condos still reflect the only affordable opportunity at homeownership for those who can’t swing the price tags of Miami’s new crop of ultra-luxury developments, says Scott Diffenderfer, a Miami-Beach-based broker for Compass who specializes in sales of older units.
He says he’s pretty upfront with potential buyers these days about the scope and costs of repair that some of his listings will undergo.
Brokers view the new regulations and mandatory repairs as a necessary correction to Florida’s once-lax condo standards, Diffenderfer explained.
Previously, buyers had little insight into a building’s true condition — much like purchasing a used car without a Carfax report.
Now, with stricter enforcement requiring proper reserves and full disclosure of maintenance history, brokers say the condo market could become more transparent and ultimately unlock greater value for owners.
“For probably 75% of the buildings in South Florida, when the dust settles, people are going to say, ‘You know what? That was painful. But look at these buildings!’ ” Studnicky said. “They’re in great shape.”
Florida Laws now require all 3 stories or taller buildings to undergo Condominium Structural Safety inspections. EMA Structural Forensic Engineers can help you fulfill your needs to comply with the new laws.
Structural Engineers
EMA help architects, builders, and developers to get high-quality structural engineers services including structural engineers design, structural analysis for buildings, structural drawings preparations, structural peer review, 40 Year structural Inspections of building throughout Orlando, Daytona, Tampa, Clearwater, Miami-Dade, Broward & Palm Beach Counties. The 40 Year inspections are done to validate the structural soundness of a building’s components such as framing, foundation, beams, columns, posts, or trusses.
Milestone Inspections
A Milestone Condominium Structural Inspection is a structural inspection performed by licensed engineers like EMA Structural Forensic Engineers of a building conducted for the purposes of determining a buildings’ life safety and structural component integrity or adequacy. A Milestone Structural Inspection must be performed by a licensed engineer or licensed architect.
For Condominiums located within three (3) miles of the coastline, each building within the community that is three (3) or more stories high, must be inspected by December 31 of the year in which the building turns twenty-five (25) years old, and then subsequently every ten (10) years thereafter.
Storm Damage Assessments
EMA licensed Professional Engineers do post storm damage assessments. In case of natural disasters including hurricane, storm and flood damage, a quick and coordinated recovery is key. We have engineers & inspectors experienced in investigating flood damage claims. We are prepared to mobilize our staff of engineers, certified inspectors, and technicians to aid in the recovery process. To assist in coordinated long term recovery, our structural & forensic engineers offer the following areas of expertise:
Flood damage inspections to residential & commercial buildings.
Structural damage assessment
Forensic Engineering related to building collapse
Foundation collapse analysis
Roof wind damage reports
SFPMA works throughout the State of Florida, we are a multi-member organization for the Condo, HOA and Property Management industry. Through knowledge based Articles, Events and our Members Directory, Clients find the right information to make an informed decisions for their Florida properties.
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