b'Newer buildings, while engineered with sophisticat- material properties, corrosion potentials, resistance to wateredsoftware,arebeingdesignedforincreasingwind and air, reinforcement configurations, material compatibility,speeds, flooding, and loading conditions but are still sub- etc.Manual procedures provide a closer examination byjected to the harsh environmental conditions of Florida. conducting selective demolition by removal of exterior fin-Whether your condominium is newer or older, proper ishes, interior finishes, or chipping of concrete for example.inspections and maintenance is necessary to prolong the life The evaluation of existing buildings should be conduct-of the building and minimize the need for major repairs.For ed by firms and engineers specializing in structures or inthe Florida West Coast area, the 40-year inspection recerti- building restoration. Without state laws requiring periodicfication program is not required as it was only mandated for condition surveys of existing buildings, many buildings areBroward and Miami-Dade County.A 2008 bill requiring !inspected reactive to a failing condition.Many condo asso-ciations first notice paint coatings begin to peel or waterinspections of condominiums over 3-stories every 5 years ! ! ! ! ! !! ! ! ! ! ! intrusionfromraineventswithstrongwindsbeforewas repealed in 2010.Therefore currently, the only inspec-tion requirements outside of local attempting to address the exteriorbuildinginspectionsisThreshold building coatings.At this time, theinspectionsforthosebuildings association should hire an engineermeeting the requirements outlined toevaluatetheexteriorbuildingin the Florida Statues. Buildings coating along with the entire struc-greater than 3-stories or more trig- ture.If the association elected togertherequirementforaspecial directlyhireacontractorwithoutThreshold inspector. The thresh- an engineer survey, then deficien-oldinspectionswereinitially cies to the structure may go unno-intendedfornewstructuresbuilt ticed and covered up.As the sayingfromthegroundup.Inrecent goes, Its just lipstick on a pig.years, the state and local municipal- Covering up deficiencies mayitieshavespecificallyincluded be a short-term solution for stop-existingbuildingsover3-stories pingthelargersourceofwaterrequiringrestorationorrepair intrusion,fillingvoids,orcracks.withinthethresholdbuilding Althoughovertime,notproperlyrequirements. addressing deficiencies can quicklyAdditionalinspectionrequire- compound the initial smaller cos-ments for aging buildings from the metic issue into a larger structuralState or from the insurance indus- crisis.Whiletheexteriorlookstryarecertaininthefuture,but Large Reinforcement Exposed from Concrete Spall ! good, the catalyst that causes cor-until then, Associations should be in Garage Concrete Beam at Dolphin Towers. rosion of steel framing or reinforc-! ! ! ! ! ! ! ! ! !proactive in evaluating their building structure.Similar to ing steel continues behind the exterior finishes.the 40-year recertification inspection required by Miami- ! ThefrequencyofevaluatingstructureswillvaryDade / Broward County, evaluating an existing building dependingonthebuildingsage,buildingconstructionshouldbefirstcompletedbyavisualexamination. The materials, environmental exposure,risk of flooding, usefulvisual examination should be conducted to identify cracks, life of building components, and previous maintenance todistortion,sagging,excessivedeflections,significantmis- nameafewofthecontributingfactors.Itiscommonalignment,signsofleakage,andpeelingoffinishes. thoughtohaveexistingbuildingsurveystoevaluateallObviouslyvisualinspectionsarelimitedtoobservable building components every 5 to 10 years. building components and components that are concealed Betweencyclesofbuildingsurveys,engineersshouldwould be nearly impossible to observe. Visual examination becalledoutifanydeficienciesareobservedespeciallyshould include but not limited to roof coverings, floor and if they include post tension cable failures, concrete spallsroof framing, exterior walls, interior bearing walls, structur- with exposed reinforcement, large areas of stucco spallingalcolumnsandwalls,elevatorpits,stairs,exterior or stucco cracks, falling debris, significant or re-occurringfinishes/coatings, and window systems. water intrusion, cracks greater than a quarter inch wide,Additionaltestingproceduresormanualprocedures crackswithverticaltranslation,numeroussmallcrackswill be required for those components where visual exami- at concrete columns or beams, time progressive cracks ornationidentifiessurfaceimperfectionspreviouslylisted. settlement, and differential settlement.Testing procedures or sampling can be utilized to determine Continued on the following page FWinter 2021 Suncoast Review - 13'