As a long-time resident of South Florida, this is the most difficult post I’ve had to write for SeaLevelRiseRealEstate.com. My condolences to the family and friends of those who lost their lives in the tragic Surfside, Florida, high-rise building collapse. May they find comfort in the memories of their days together.
Although the investigation into the disaster has barely begun, structural engineers analyzing potential causes have suggested that rainwater and maybe even sea level rise-driven, salty ocean floodwater that pooled on a flat pool deck may have damaged the building’s concrete and steel reinforcement structure to the point that the pool deck collapsed into the garage and brought the floors above with it. For a few years, structural engineers had warned the condo board that the water damage needed to be fixed immediately. The condo board says that it did its best to convince the residents that they needed to fund the repairs, but it was a slow process. Investigators will have to sort out the details.
Regardless of the ultimate cause of the catastrophe, the lessons are clear for buyers and owners of real estate in coastal communities. They need to practice due diligence when evaluating coastal properties.
When buyers are purchasing condos, townhouses or homes in seaside communities, they need to have the structures fully evaluated by licensed and experienced home inspectors. When they receive the inspection report, they need to read it in detail and ask the inspectors to explain any deficiencies and whether it’s still worth purchasing the subject property.
In cases that involve homeowner’s associations or condo boards, buyers need to treat the interview process as not only an opportunity for the board to become familiar with them but as an opportunity for them to find out if the board is managing the property well. To do this, buyers need to get a copy of financial records and annual reports and actually read them to see if the association is properly funded or burdened with debt and holding enough reserves to cover the cost of anticipated maintenance. They also need to find out if the property is properly maintained, if there are any ongoing maintenance issues, and if there are any anticipated maintenance projects — and how much each resident will have to pay toward the projects. Special assessments can cost each owner tens of thousands of dollars. Another crucial part of this due diligence process is asking the board for a copy of recent property inspections, whether they were conducted by a private firm or city department.
Both salt-water infused rain and sea level rise flooding can damage structures. Buyers need to find out in writing from sellers or the board whether or not the property is subject to sea level rise flooding now or will be in the near future. They also need to know what, if anything, is being done to control the problem and how much it will cost.
Buyers aren’t the only ones who need to practice due diligence. Owners of coastal real estate need to be pro-active when it comes to the maintenance of what is essentially their home. They have to get involved either by becoming board members or becoming active participants — and problem solvers — in the board’s deliberations. When a structural engineer identifies a problem that needs to be addressed immediately, they need to pressure the board and other residents to get on board and get it repaired.
Owners also need to pay attention to the threat sea level rise flooding poses to a property and what the board intends to do to address it. If fellow residents aren’t interested in properly maintaining a building, it might be time to sell.
Over the years, I’ve rented condos in buildings that were well managed and some that weren’t. One condo building I lived in a block from the ocean was so poorly maintained that saltwater intruded through the stucco exterior causing so much damage practically the entire structure had to be replaced to make the building habitable. Another building I’ve lived in was so well managed that the owners fixed slight deficiencies before they caused any noticeable damage. Condo and homeowner’s association fees for some buildings might seem high on the short-term, but if the money is being used to avoid costlier problems down the road, the investment is clearly worth it.
Over the past few months, I read an article in the Charleston Post and Courier that said one of the first questions buyers in Charleston — a city that’s being impacted by flooding from sea level rise, storm surges, and heavy rain — were asking is “Does this property flood?” A real estate agent quoted in a Miami Herald article said agents in her city rarely if ever asked that question — this despite Miami being ground zero for sea level rise flooding. The Surfside tragedy will likely result in buyers being much more likely to ask questions regarding flooding and building maintenance. Condo and homeowner’s association boards and owners in their building are going to have to be much more pro-active regarding building maintenance to protect their investment and their lives.
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