DISASTER IN MIAMI: THE HIGH COST OF INACTION AND LACK OF PREVENTION

On June 24th, the third anniversary of the Champlain Towers Condominium tragedy in Miami was marked, a tragic event that claimed 98 lives and highlighted the severe consequences of inaction and lack of prevention that often occur in condominiums. This tragedy was not an unexpected accident but rather the result of a series of omissions and misguided decisions by the Board of Directors (BOD) and the community, who ignored warnings about critical structural problems identified many years earlier.

In 2018, the BOD hired an engineering firm that identified serious structural damage, including construction errors dating back to 1981. These faults allowed water and salt to seep into the core of the structure, significantly deteriorating it. The report warned that the damage would "increase exponentially" if not addressed promptly. Despite the severity of these warnings, the community chose not to act, partly due to the high cost associated with addressing the problem: the engineers had presented a $9 million estimate for the required repairs. Perhaps that is why it was ignored.

The response from the BOD and the community to the report was marked by mistrust and skepticism. Documents show that the report was not taken seriously. Instead, a big part of the community initiated a campaign questioning the validity of the diagnosis, the severity of the problem, and the huge, estimated costs. Nearly a year after the initial report, all those internal tensions and lack of consensus led to the resignation of five out of seven Board members. The then-president, Mrs. Anette Goldstein, explained in a written statement: "We worked for months in one direction... but the pattern repeated itself: ego battles, power struggles among Board members, and community rumors questioning our integrity undermined all our efforts. That is why we did not achieve the objectives we set."

These internal disputes and lack of decision-making delayed the approval of the repair project for three more years. It was not until April 2021 that an updated inspection revealed the damage had dramatically worsened, also raising repair costs to $16 million. The new president, Mrs. Wodnicki, presented the community with the building's accelerated deterioration, as outlined by experts. It was only then, faced with evidence of imminent danger, that the community finally approved the project. However, it was too late: two months later, in the early hours of June 24, 2021, the 12-story building collapsed, leaving behind a trail of destruction and causing the deaths of 98 residents.

The Champlain Towers tragedy should serve as a reminder of the importance of preventive maintenance and timely action. Reserve studies play a crucial role in this prevention. They are essential for estimating the useful life and replacement cost of all building components, while regular inspections by qualified professionals are vital for identifying and solving structural problems in a timely manner.

A reserve study also serves as a guide for a community to prepare and save adequately based on the future financial needs identified in the study. This not only avoids unexpected additional contributions but also helps to perform the necessary maintenance, minimizing the risk of future problems or tragedies like the one in Miami. These studies should be conducted and updated every 3-5 years to assess the building’s condition and anticipate future repair and replacement costs.

It is also essential to educate homeowners about the importance of reserve funds and preventive maintenance. Clear and transparent communication about these topics can prevent unpleasant surprises and prepare the ambiance in the community to support and approve the necessary contributions. Transparency and regular communication foster trust and cooperation among owners.

Addressing these challenges proactively not only reduces risks and emergencies to some extent, but also allows for better cost control and a more balanced distribution of expenses. If we learn from experiences like this tragedy and apply these lessons correctly, both administrators and community boards, along with their residents, will be able to prevent tragedies, reduce unexpected costs, ensure safer infrastructure, and, above all, enjoy a better quality of life.

Marco Rosado