Palm Beach webpage explains new condo-inspection law after Miami-Dade collapse
In an effort to inform residents about new state legislation that requires aging condominium buildings to be inspected by licensed engineers and architects, the town has published a new webpage with details of the law.
Posted last week, the page explains the requirements of Senate Bill 4-D and encourages condo and cooperative owners, boards, attorneys and managers to act ahead of upcoming deadlines for mandatory inspections and structural integrity reserve studies.
Signed into law by Gov. Ron DeSantis in May 2022, Senate Bill 4-D mandates that every condo or cooperative building that is three stories or more in height to undergo milestone inspections by Dec. 31 of the year in which the building reaches 25 years of age, based on the date the building's certificate of occupancy was issued, and every 10 years thereafter.
The legislation was passed in the wake of the Surfside condominium tragedy in Miami-Dade County. Ninety-eight people were killed when the 12-story Champlain Towers South condo collapsed in June 2021.
The new webpage is expected to stay active indefinitely, the town said. It is not meant to provide legal advice, but rather to keep residents informed about state requirements for building inspections.
"The launch of the refreshed website this summer marked a renewed effort to make the entire town website be the first place the community turns to regarding matters of importance, including the FL Senate Bill 4-D," said Wayne Bergman, the town's Planning, Zoning and Building Director.
The Citizens' Association of Palm Beach joined the town in encouraging residents to review the information on the webpage and discuss it with their condo boards.
The association represents the interests of residents who live south of Sloan's Curve.
“The Citizens’ Association is focused on keeping our members current and up to date on all important matters affecting multifamily buildings south of Sloan’s Curve," co-chairs Skip Aldridge and Donald Singer told the Daily News. "We partner with the Town of Palm Beach to ensure no important communication is missed by our membership.”
According to the webpage, condominiums or cooperative buildings that meet the criteria for mandatory milestone inspections must complete a Phase 1 Milestone Inspection within 180 days of receiving a certified written notice from a town building official, or by Dec. 31, 2024, whichever comes first.
Details include:
A Phase 1 Inspection includes a visual examination of both habitable and nonhabitable areas of the building, including the building's major structural components. This inspection provides a qualitative assessment of the building's structural condition.
If the architect or engineer finds any signs of structural deterioration, a Phase 2 Inspection must be performed.
Upon completion of a Phase 1 or Phase 2 inspection, the architect or engineer of record must submit a sealed copy of the inspection report with, at minimum, a summary of the material findings and recommendations, to the condominium or cooperative association and to the town building official.
Any substantial structural deterioration repairs identified must commence within 365 days of receipt of the Phase 2 report by the Town building official, or sooner if adopted by ordinance by the Palm Beach County Board of County Commissioners.
Structural integrity reserve studies must be completed by Dec. 31, 2024. They must include a study of items that are related to the structural integrity and safety of a building, including its roof; load-bearing walls or other primary structural members; floor; foundation; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; and windows.
According to the town, there are 95 condo or co-op buildings in Palm Beach that are three stories or higher. Nearly all of them are 25 years or older.
Bergman said he expects 92 or 93 buildings will need their milestone inspection by Dec. 31 this year.
To access the webpage, visit www.townofpalmbeach.com/CivicAlerts.aspx?AID=2171.
Jodie Wagner is a journalist at the Palm Beach Daily News, part of the USA TODAY Florida Network. You can reach her at jwagner@pbdailynews.com. Help support our journalism. Subscribe today.
This article originally appeared on Palm Beach Daily News: Palm Beach webpage explains new rules for condo inspections
