[{"_1":2,"_112":-5,"_113":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6325336,"mediaKeyId","2333724-e3c555adf82c03a45ddb1e917b51d3b1","parentId",2333724,"title","Contractors, building officials warn of capacity, cost and oversight gaps as condo repairs mount","audioSeconds",3539,"startMs",4052000,"endMs",7591000,"viewUrl","/Search/View?dp=1&key=2333724-e3c555adf82c03a45ddb1e917b51d3b1&start=4052&end=7591","thumbnailUrl","https://assets.pipeline.soar.com/2333724-e3c555adf82c03a45ddb1e917b51d3b1/thumbnail_4052000.jpg","articleUrl","/articles/6325336/Florida/Contractors-building-officials-warn-of-capacity-cost-and-oversight-gaps-as-condo-repairs-mount","mediaUrl","https://secure.pipeline.soar.com/6325336-b607230d41b5f60d7bf26aabe287ef83/orig.mp4?Expires=1771167727&Signature=Ou-JFOvJMipE0~njYctIO7HUKFcDrDtkeLLvnx70p1H7IFrR75gWfUNJfowHZYXIeZbxggzXli0Ede-IOzelF-FIkSQYpWC8Uh3U5LMIffOu9Jf4lyFL8kCW6ii11HwJGepG1FEp9sd6qGB77PMSWw0OZUUauRFp2AzzNnYltrmyd9-e7V~mf69cstmM2lcPE3A0RJ4SNoJ9VkFnKikq8jxm0xUF8gfVZ~ADNeOCiXAdstJNi2Sque6n1xMRGKfvbTz8ChJ8ScNuASiH-BNI-luRskrum0-rwPJA8JqxV0~Ns1l0-25peqVKKUTPMkIYRmF~xMiQbXeCKwVfV8~Cfg__&Key-Pair-Id=KUT5TJCACFTXG","author","Florida State Legislature","date","2025-02-18T00:00:00Z","article","Contractors and building officials told a Florida House subcommittee Jan. 23 that an influx of required repairs after recent inspection mandates will stress contractor capacity, raise costs for owners and expose gaps in oversight for private providers.

Emilio Rodriguez, president of Florida Lamarque, said his company has seen projects that required per‑unit assessments “about a hundred and $10,000 per unit” for extensive concrete restoration, termite mitigation and waterproofing. He warned of a limited pool of qualified contractors and urged specialized training or certification to reduce the number of underqualified firms that perform inadequate repairs and cause rework.

Contractors and building‑officials representatives said permitting, bidding and contracting commonly add a year or more to the timeline: approximately three months to prepare documents and select bidders and another three to four months for permitting. In today’s market, they said, insurance and material cost increases exacerbate the financial strain on associations.

Panelists raised concerns about private providers hired to supplement municipal inspection capacity. Vice Chair Gossett Seidman read a recent building‑officials critique describing a potential conflict of interest: private providers are often paid by contractors rather than by municipalities. Building officials recommended registration of private providers with DBPR and stronger local oversight to enable complaint handling and discipline when necessary.

Industry witnesses urged practical steps: clearer statewide rules to avoid repeated changes, improved recordkeeping by associations, earlier two‑year notice periods to allow planning, and consideration of alternative insurance or funding mechanisms that could lower premiums or reduce the need for immediate large assessments.

The subcommittee did not adopt new rules at the hearing but heard several concrete recommendations lawmakers may consider during bill drafting.","mediaType","Video","parentTitle","Housing, Agriculture & Tourism Subcommittee 02/18/2025","oneSentenceSummary","Contractors and building officials told lawmakers the state faces a shortage of qualified firms for large concrete restoration work, rising insurance costs and inconsistent oversight of private providers; witnesses urged training, registration of private inspectors and clearer legislative standards to avoid rework and delays.","taxTitle","2025 Legislature FL, Florida","taxId",78546,"location","Florida","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6325341,"Engineers and building officials explain SIRS, milestone inspections and coastal risks",3256,1895000,5151000,"/Search/View?dp=1&key=2333724-e3c555adf82c03a45ddb1e917b51d3b1&start=1895&end=5151","https://assets.pipeline.soar.com/2333724-e3c555adf82c03a45ddb1e917b51d3b1/thumbnail_1895000.jpg","/articles/6325341/Florida/Engineers-and-building-officials-explain-SIRS-milestone-inspections-and-coastal-risks","https://secure.pipeline.soar.com/6325341-b231e9436405052aadebc4490949682f/orig.mp4?Expires=1771167727&Signature=MmxbBy7DL6RhhnBeNRuEEbUPm4s9-HP5aBtdxoR~0bs2hSdwi~uLnRTToZ6GCfcbYaxOm13R9ZsJ2BErGuNGbiyPJjqyUyvdU0iR8DTIoFrm~7Nin2hP2edAIuS494mp-8JP9YVTKejQ7xlCtnwwivD3ibmCWcwP1lQd8x1JbDRUEG2x2H9DRQZCqzU8ikGRBggL1Yhd~~PIQZplvJS8e7D3Lh~UTmL5jUJmTKH9dNR53lzvpu03v1KOIOJgydGB97TFyQMpvTSXR3nHFWAlsJW97COQpCvAFgI9jTTP8bHP6dPOCE0G8S5Rlb2fWRmfxLFlWriwz6FUIQVvWvZWOQ__&Key-Pair-Id=KUT5TJCACFTXG","Engineers and building officials told a Florida House subcommittee Jan. 23 that SIRS and milestone inspections serve different but complementary purposes and that coastal exposure accelerates structural deterioration.

Walter P. Moore senior project manager Nogueira explained to the committee that a SIRS (Structural Integrity Reserve Study) estimates remaining life and funding needs for eight building elements, while a milestone or recertification inspection—required of certain buildings—assesses structural and enclosure deterioration. “The SIRS is focused on the financial lifespan of the building,” he said, while milestone inspections “are looking at the structural deterioration of the building.”

Building officials’ representative Ron LaSaika described the two‑phase process used in many jurisdictions: Phase 1 is a life‑safety visual survey by a licensed engineer or architect; Phase 2 is a more detailed evaluation and scope of repairs. LaSaika said jurisdictions vary on triggers and timelines; some use 30‑year cycles, while Miami‑Dade applies a coastal rule and uses 25 years for buildings within three miles of the shoreline.

Panelists emphasized coastal saltwater’s effect on reinforced concrete. Nogueira said steel reinforcement with insufficient concrete cover can corrode faster near the coast, causing expansion and spalling that accelerates structural damage. He described corrosion as behaving “like a cancer”: once it starts it can progress rapidly and require larger repairs if not corrected early.

Several witnesses recommended clearer, uniform statewide standards and earlier notice to owners. LaSaika said jurisdictions that notify associations two years in advance allow boards and managers time to obtain qualified engineers, prepare construction documents and plan finance options; witnesses suggested that a statewide 25‑year trigger would reduce confusion compared with mixed 25/30‑year rules.

Panelists also raised process‑level issues: many associations lack maintenance records and equipment logs, DBPR’s statewide database cannot currently generate trend analysis because submissions are voluntary and nonstandard, and there is uneven local capacity for inspection and permitting. Nogueira and LaSaika recommended coordination between milestone inspections and existing local recertification programs to avoid duplicative costs for associations.

Ending note: engineers urged prioritizing early inspection and maintenance to limit exponential deterioration and avoid the large, disruptive assessments that can follow deferred maintenance.","Panelists clarified that Structural Integrity Reserve Studies (SIRS) are financial planning tools while milestone inspections assess actual structural deterioration; coastal salt exposure and stormwater/runoff issues accelerate corrosion and may justify shorter inspection cycles in some areas.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6325346,"DBPR says SIRS database is live but incomplete; agency lacks strong enforcement power",675,2708000,3383000,"/Search/View?dp=1&key=2333724-e3c555adf82c03a45ddb1e917b51d3b1&start=2708&end=3383","https://assets.pipeline.soar.com/2333724-e3c555adf82c03a45ddb1e917b51d3b1/thumbnail_2708000.jpg","/articles/6325346/Florida/DBPR-says-SIRS-database-is-live-but-incomplete-agency-lacks-strong-enforcement-power","https://secure.pipeline.soar.com/6325346-38cfabddf7849e04dd45ba35ffdb55b4/orig.mp4?Expires=1771167727&Signature=Sx2VxkYbvrDrI0MqVO9w8ZtRX2Q5ZA7787yOxmZMukO-6WvNmNCGOkCYVhLKxN771~aegBAHWSeo5n61miq7pDhsIlvWJTU82XAGqnkTBZrr0G7JobgtFyFIqTaljC8AKJo-oXKP~WFuo67EFp~z9ZDlIxev-Wa~EDCCaHGSo1KZ7aJZfGRFFvmthqR12FSWdXr94kQrzpke1ZXH9baNvc-Xk1ZENhFGoorYg8Pi-H-UrwIacRExbe9LgWmsXIi1ojaGY9eEXyzANotYXlYRCdWXfMK7~LZRzqyEmn9elHiAt9-QNulRK-~R1YT33fclrTJx9YNHlKf~FnQOsQYmKA__&Key-Pair-Id=KUT5TJCACFTXG","The Florida Department of Business and Professional Regulation told a House subcommittee Jan. 23 that it has built the SIRS reporting database required by last year’s legislation but that the data are incomplete and self‑reported.

Secretary Melanie Griffin said DBPR’s Division of Condominiums, Timeshares, and Mobile Homes (CTMH) recorded roughly 27,750 condominium associations in its outreach work and that associations were given a compliance deadline to report whether a Structural Integrity Reserve Study was completed. “To date, 11,270 of Florida's 27,750 condominiums, or roughly 41%, have self reported buildings 3 stories or higher,” Griffin said, and added that the agency’s follow‑up increased SIRS submissions from 2,875 at the Dec. 31 statutory date to 4,096 by Feb. 10.

Griffin cautioned lawmakers the additional SIRS fields on cost, professional type and timing were voluntary and contained outliers, noting one submission reported a $480,000,000 cost and another 6¢. For that reason DBPR used median cost for analysis; the median self‑reported cost to complete a SIRS was $6,000, the secretary said. DBPR also reported about 17.8% of submissions did not answer the cost question.

The department said it has increased outreach — “DBPR increased its outreach to Florida's condominium community by more than 60%, reaching more than 16,000 constituents through educational events alone,” Griffin said — and that it is still attempting to contact the remaining associations. However, she said the agency does not currently have administrative authority under SB 4‑D and subsequent bills to compel associations to file the SIRS documents nor to pursue administrative penalties for non‑reporting; outreach and education have been the primary tools.

DBPR asked lawmakers for statutory clarifications to improve contact information collection and to grant clearer authority for the department to pursue non‑compliant associations. The agency also flagged that the database contains only whether a SIRS was completed, not a copy of the study or standardized technical fields that would allow state‑level trend analysis.

Why it matters: incomplete and voluntary reporting limits legislators’ ability to assess statewide repair needs and to design financing or insurance policy options. Several committee members and panelists recommended statutory changes to require more consistent reporting, improve the central database and clarify DBPR’s enforcement authority.","DBPR told a House subcommittee its Structural Integrity Reserve Study (SIRS) reporting website is available but relies on voluntary, self‑reported submissions; as of Feb. 10 the department had 4,096 SIRS submissions, DBPR called the additional fields voluntary and said statutory changes would help enforcement and data quality.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6325351,"Florida subcommittee hears experts on condominium safety, inspections and funding",7104,905000,8009000,"/Search/View?dp=1&key=2333724-e3c555adf82c03a45ddb1e917b51d3b1&start=905&end=8009","https://assets.pipeline.soar.com/2333724-e3c555adf82c03a45ddb1e917b51d3b1/thumbnail_905000.jpg","/articles/6325351/Florida/Florida-subcommittee-hears-experts-on-condominium-safety-inspections-and-funding","https://secure.pipeline.soar.com/6325351-c17d0c3b850cfd8776f8795911d5d1c4/orig.mp4?Expires=1771167727&Signature=Qy2KCWJQjVzX1RIUMd9YkYVD0TkbTGiiFG3KWFmTh72-NnGqZh-tX-Tz9k9jdnzwltuOmjMErS0ZTVEMQjUrPHcJ73SAlXIRsgz4TRJ9iR2MentVzjBuep1MiyrrhFGAbdPiA-WEtw6cKja95kPyUI3xmwfTqY7zu3lDW~j~IpyTWmvlm~q3MSBlfLqO6Gw5OR6-wAZjbzoCNHC2DuFU2s-4FSnPj7lAQAQgoKIASd3kmYON0ZCFzf--cbFLIaMIqAD7Z7RLQ9o6~2z5jUDfkw-UMsIlfZBNXiSn8FvVG93oFMv~WEMFt-yJMVKlSvZTvKxMjE9uB576CjWGbRFYPg__&Key-Pair-Id=KUT5TJCACFTXG","A Florida House subcommittee met Jan. 23 to hear five expert panelists on recent changes to condominium law and forthcoming bills aimed at improving building safety, inspections and funding for repairs.

The session, called to order by Chair Joe Salzman, drew testimony from lawyers, building officials, engineers, the Department of Business and Professional Regulation (DBPR) and contractors about how the state’s post‑Surfside reforms are working in practice. Chair Salzman opened the hearing by saying, “This afternoon, we're gonna focus on condominiums, recent changes in laws that protect people who live in condominiums, and opportunities to further refine those laws.”

Why it matters: witnesses said life‑safety mandates and reserve requirements adopted since the Surfside collapse have placed new planning and cost burdens on associations and owners while exposing gaps in enforcement and data. DBPR Secretary Melanie Griffin told the panel the department had built a public database to collect SIRS submissions but stressed the information is self‑reported and incomplete.

Panel takeaways included: experts urging statutory fixes to let boards levy special assessments or borrow quickly for safety work; calls for clearer, uniform inspection standards; concerns about insurance market responses and financing options for large repairs; and warnings that contractor capacity and recordkeeping are inadequate to meet near‑term demand. Pete Dunbar, a senior attorney with Jones Walker, recommended changes so “the Board of Directors should be able to carry out the fiduciary duty, that you've assigned to them,” when immediate repairs are required.

Panelists described two distinct but related inspection processes. Civil engineer witnesses explained that SIRS are financial planning tools evaluating eight specific structural elements, while milestone (recertification) inspections—performed by licensed engineers or architects—assess structural and enclosure deterioration. Walter P. Moore senior project manager Nogueira explained the relationship: a milestone inspection informs the SIRS, which then produces funding plans.

Several panelists urged statewide uniformity. The building‑officials representative and engineers said differing local recertification intervals and rules create confusion for owners, inspectors and contractors. DBPR noted it lacks administrative authority to compel associations to submit required SIRS data, limiting enforcement to outreach and education.

Industry witnesses described a likely near‑term spike in work and costs. Contractor Emilio Rodriguez said some projects have produced per‑unit assessments exceeding $100,000 and warned of a shortage of qualified firms and trades capable of correct concrete restoration. Rodriguez urged training or certifications for firms doing specialized restoration to reduce rework and liability.

The panel also discussed oversight of private providers used for inspections and construction oversight. Building officials recommended registering private providers with DBPR to allow better tracking and discipline; one panelist called private‑provider conflicts of interest “an important question” that “isn't clear.”

The subcommittee did not vote on any bill during the hearing. Representative Lopez moved to adjourn at the close of question‑and‑answer and the motion passed.

Members said they expected legislation from Representative Lopez in the coming weeks that will incorporate many of the topics raised at the hearing.","A Florida House subcommittee convened Jan. 23 to hear technical and industry testimony on recent condo-law changes, structural integrity reserve studies (SIRS), milestone inspections, insurance and contractor capacity; panelists highlighted data gaps, uneven local rules and strain on owners facing assessments and rising insurance.","actionData","errors"]

Article not found

Contractors, building officials warn of capacity, cost and oversight gaps as condo repairs mount

Engineers and building officials explain SIRS, milestone inspections and coastal risks

DBPR says SIRS database is live but incomplete; agency lacks strong enforcement power

Florida subcommittee hears experts on condominium safety, inspections and funding