Condo Media - January 2023 - 38

Best Practices Maintenance
This well-intentioned Florida
legislation will require structural
inspections by licensed engineers of
all 25-plus-year-old condo buildings
of at least three stories and within
three miles of the coast as well as
30-plus-year-old buildings everywhere
else. The law also will require
all condos to have enough money in
their reserves by 2025 to maintain
these buildings' structural integrity.
At first thought one might think,
" what's wrong with that? " The problem
is 2 million Floridians live in
these 30-plus-year-old buildings, and
Florida has 1.5 million condo units
and 28,000 community associations.
Where will these condo boards find
the engineers or architects needed
to fulfill the law's goals? Needless to
say, changes will need to be made in
the next Florida legislative session.
FINDING &
Hidden
Structural Flaws
Investigating Building Problems
[By Jack Carr, P.E., LEED-AP]
Like people, no two condos are the same. Establishing methods of
managing all types of condos by the same rules and standards is fruitless.
A 40-year-old high-rise condo on the beach in York County needs a different
maintenance plan than a community of new wood-framed duplexes
in Franklin County. Following the collapse of the Champlain Towers in
Surfside, Florida, state legislators and condo industry leaders across the
country have been scrutinizing past best practices of condo capital repairs
with mixed results. As an example, earlier this year Florida signed into law
the " Florida Condo Safety Act. "
38 CONDOMEDIA January 2023
DIAGNOSING FLAWS
So how can Maine condos avoid
Florida's dilemma? Maine's condo
inventory is beginning to age.
Older buildings can hide their
structural flaws, which only can
be revealed by looking for them.
Whether it is water infiltration,
spalling concrete, crumbling brick,
or cracking wood, it is only a matter
of time for some of Maine's aging
condos to need similar inspections
and repair. The villain in most façade
or structural frame failure mysteries
is typically water. It causes corrosion,
erosion, internal leaking, paint
peeling, rot, settlement, and a host
of other building woes. If your building
has concrete elements suffering
from spalling or cracking it might
be due to the reinforcing steel in the
concrete becoming heavily corroded
due to water penetrating the surface.
Ordinary rust scale expands with incredible
force per square inch when
confined, think bulldozer power.
Many absorptive façade materials
(concrete, sandstone, mortar,
fired-clay masonry) can be seriously
damaged by cyclical freezing and

Condo Media - January 2023

Table of Contents for the Digital Edition of Condo Media - January 2023

Contents
Condo Media - January 2023 - Intro
Condo Media - January 2023 - Cover1
Condo Media - January 2023 - Cover2
Condo Media - January 2023 - Contents
Condo Media - January 2023 - 2
Condo Media - January 2023 - 3
Condo Media - January 2023 - 4
Condo Media - January 2023 - 5
Condo Media - January 2023 - 6
Condo Media - January 2023 - 7
Condo Media - January 2023 - 8
Condo Media - January 2023 - 9
Condo Media - January 2023 - 10
Condo Media - January 2023 - 11
Condo Media - January 2023 - 12
Condo Media - January 2023 - 13
Condo Media - January 2023 - 14
Condo Media - January 2023 - 15
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Condo Media - January 2023 - 17
Condo Media - January 2023 - 18
Condo Media - January 2023 - 19
Condo Media - January 2023 - 20
Condo Media - January 2023 - 21
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Condo Media - January 2023 - 24
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Condo Media - January 2023 - 27
Condo Media - January 2023 - 28
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Condo Media - January 2023 - 35
Condo Media - January 2023 - 36
Condo Media - January 2023 - 37
Condo Media - January 2023 - 38
Condo Media - January 2023 - 39
Condo Media - January 2023 - 40
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Condo Media - January 2023 - 47
Condo Media - January 2023 - 48
Condo Media - January 2023 - Cover3
Condo Media - January 2023 - Cover4
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