Condominium and Apartment Complex Safety: Lessons Learned from Florida

Are repairs needed? Water damage to buildings can be silent killer if ignored!

This article was provided by Ali Sahabi, Chief Operating Officer of Optimum Seismic, Inc.

The Los Angeles Area’s posh Marina City Club condominium complex, inspected thoroughly after Florida’s Champlain condominium collapse last year, has been deemed safe for occupancy – but the 10-acre community of 16-story condo towers and apartments faces up to $140 million in structural repairs to keep it that way.

A structural engineering study of the 48-year-old complex was recently released, citing several problems including cracks in walls and cement, signs of water intrusion in parking garages, spalling or crumbling concrete, as well as water-damaged rooftop decks. Cement fastenings to handrails along walkways and on private balconies were also deteriorated.

The study was prompted by residents’ concerns following last year’s catastrophic collapse of the Miami Area’s Champlain Towers. Like the Florida building, the Marina City Club had a history of complaints about leaking pipes that flooded condominiums, water pooling on roofs and in parking garages, and leaking in stairwells.

Concerns About Water Damage on Balconies

A fatal 2015 balcony collapse in Berkeley sparked new California legislation requiring regular inspections of raised external structures – which can fail because of water damage and other problems. Six students were killed, and seven others seriously injured in the five-story plummet, which was caused by extensive dry rot in the wooden support beams holding up the structure.

The first law, Senate Bill 465, tightened down on surveillance and reporting of shoddy construction.  A second bill, referred to as the “Balcony Inspection Bill,” was enacted shortly thereafter – requiring recurring inspections of decks, balconies and other external elevated structures in multifamily residential buildings by a licensed architect, licensed civil or structural engineer, a specially licensed general contractor, or individuals certified as building inspectors or officials. The inspections must take place every six years or sooner if the property is sold. Initial inspections and necessary repairs must be completed by January 2025. A third law, Senate Bill 326, requires condominium homeowners’ associations to have their balconies inspected, but every nine years.

Inspections like these may seem ominous to building owners – but they demonstrate a proactive approach to maintaining the safety of a property and its value.

Problems Mount When You Wait

We have all seen the tell-tale signs of water damage: bubbling paint, spots of orange-brown spore dust, brittle or spongy wood that crumbles at the touch.  These are symptoms of what could become catastrophic problems down the road.  Dry rot can spread quickly in right conditions, and the scary thing is that it frequently spreads — undetected. Caused by a fungus, it can proliferate even without water, and can reach just about anywhere including areas not visible to the eye.

Recurring inspections can help identify problem areas before they become severe. It’s like getting a dental exam and having a cavity before you need to replace the whole tooth.  A thorough and accurate inspection requires the right knowledge and experience. Generally, inspectors look for the following signs that a structure may be compromised:

• Moisture damage and wood rot, not just on the exterior, but deep inside framing cavities
• Problems with waterproofing materials and applications such as flashings, membranes, coatings, and sealants
• Faulty construction, such as improper fasteners
• Corrosion of metal fixtures and fasteners
• Cracks in wood, which can be an indication of damage

Most apartment (and condominium) owners have worked very hard for their property. It is often what they rely on for their retirement, and it is definitely in their best interest to protect it. When you schedule your inspection, make sure to choose a qualified professional with the knowledge and experience necessary to make cost-effective recommendations to do the job right.  The Optimum Seismic team has that expertise. Visit optimumseismic.com, or call us at (323) 978-7664 to learn more.

Ali Sahabi, a licensed General Engineering Contractor (GEC), is an expert in seismic resilience and sustainability. He is Co-Founder of Optimum Seismic, Inc., which has completed more than 3,500 seismic retrofitting and adaptive reuse projects for multifamily residential, commercial, and industrial buildings throughout California.  For more information, contact Optimum Seismic at (323) 678-4686.