Reports that dozens of South Florida condominium and hotel buildings are “sinking” have attracted considerable attention. The underlying research is real, but the word sinking can make the findings sound more alarming than they necessarily are.

A 2024 scientific study examined land and building movement along the barrier islands from Sunny Isles Beach south toward Miami Beach. Using satellite radar measurements collected between 2016 and 2023, researchers identified measurable subsidence at 35 coastal buildings and their surrounding areas.

The findings deserve attention, particularly for condominium owners, buyers and boards. But they also deserve context.

What did the study actually find?

The research was conducted by scientists and engineers from the University of Miami and several other institutions and was published in the peer-reviewed journal Earth and Space Science.

Researchers used a technology known as Interferometric Synthetic Aperture Radar, or InSAR, which compares radar observations taken from satellites over time. This allows researchers to detect very small changes in the elevation or position of the ground and structures.

Across the study area, the researchers documented vertical displacement generally ranging from approximately 2 to 8 centimeters between 2016 and 2023. The greatest concentration of measured subsidence occurred in Sunny Isles Beach and Surfside.

Among the buildings discussed in the study were properties in Sunny Isles Beach including Jade Ocean, Jade Beach, Jade Signature, Ocean Four, Mansions at Acqualina, Chateau Beach Residences, Trump Tower III, Ritz-Carlton Residences and others. The study also identified movement at several properties farther south in Bal Harbour and Surfside.

Those measurements do not, by themselves, mean that a building is structurally unsafe.

Subsidence describes downward movement or settlement. Buildings, foundations and the ground beneath them can move for a variety of reasons, and understanding whether that movement has structural significance requires engineering analysis beyond a satellite measurement.

Why might these buildings be settling?

One of the most interesting findings of the study was the apparent relationship between construction activity and subsidence.

Many of the affected buildings were relatively new. At a number of those properties, the rate of subsidence decreased over time, which the researchers said was consistent with settlement associated with construction. At some older buildings, movement appeared to begin or accelerate around the time major construction occurred nearby.

The geology beneath South Florida is also important.

The researchers described layers of sand within the limestone beneath portions of the barrier islands. Their analysis suggests that the tremendous loads created by large buildings may cause prolonged compression, or creep, within those sandy layers. Nearby construction may also affect those conditions.

In other words, a more accurate description may sometimes be settlement associated with construction and local geology, rather than simply saying a building is “sinking.”

Is this another Surfside?

There is an understandable tendency to connect any discussion of condominium movement with the 2021 collapse of Champlain Towers South in Surfside.

The study specifically examined that question.

The researchers reported that they did not find evidence of precursory displacement at Champlain Towers South before the collapse, although they cautioned that the satellite observations were inconclusive for the section of the structure where the collapse began because that portion could not be adequately imaged from space.

That is an important distinction.

The subsidence identified in this research should not automatically be interpreted as evidence that the affected buildings face the type of structural failure that occurred at Champlain Towers South.

Why the findings still matter

The absence of evidence of an immediate structural emergency does not make the study unimportant.

For condominium owners and boards, the research illustrates why long-term building information matters. A condominium is not simply an individual apartment. It is part of a complex physical structure sitting on a particular foundation and geological environment.

Owners and prospective buyers may increasingly want to understand questions such as:

• Has the building experienced measurable settlement?
• Has the association retained structural or geotechnical engineers to evaluate it?
• Is movement continuing, slowing or stable?
• Are there cracks or other physical conditions being monitored?
• Has nearby construction affected the property?
• What do recent structural inspections say?
• Has the association established an appropriate monitoring program?

The answers will be different for every building.

A satellite study can identify movement. It cannot substitute for a structural engineer evaluating the building itself.

Movement over time may be more important than a single measurement

One particularly useful aspect of the University of Miami-led research is that it examines movement over several years rather than treating subsidence as a single event.

At many newer buildings, the researchers observed settlement that diminished with time. Other buildings showed more persistent movement.

That difference matters.

From a building-intelligence perspective, the most useful question may not simply be:

“Has this building moved?”

It may be:

“How has this building moved over time, and what do qualified engineers believe is causing it?”

That is a much more informative question for owners and prospective buyers.

What should buyers and owners do with this information?

The study should probably be viewed as another data point, not as a verdict on any particular condominium.

If a building appears in the research, owners and prospective buyers can ask whether the condominium association is aware of the findings and whether engineers have evaluated them.

For a buyer performing due diligence, relevant documents might include recent structural inspection reports, engineering studies, board minutes discussing structural issues, reserve studies and records of major nearby construction.

The presence of a building in a satellite subsidence study should not automatically disqualify it as a place to live or invest.

But it is reasonable information to understand.

Read the research yourself

Rather than relying only on headlines or summaries, readers can review the underlying peer-reviewed study directly:

Read the full study: InSAR Observations of Construction-Induced Coastal Subsidence on Miami's Barrier Islands, Florida

The larger lesson

South Florida condominium buildings are complicated assets.

Sales prices and ocean views are easy to see. Foundation conditions, structural maintenance, reserves, insurance, engineering history and long-term building performance are much harder to understand.

Research such as this should not be used to frighten condominium owners.

It should be used to ask better questions.

For buyers, owners, boards and real estate professionals, understanding how a building is performing over time is increasingly becoming part of understanding what that condominium is really worth.

Understanding Your Building — A Building Code Evolution Series

Series Introduction

This article introduces an ongoing series explaining how changing building codes, construction practices, engineering standards, and maintenance requirements have shaped South Florida condominiums.

When buying a condominium, most people focus on the location, view, floor plan, amenities, and monthly maintenance fees. Few stop to consider one of the most important pieces of information: the year the building was constructed. A building's construction year provides valuable clues about the building codes, construction practices, materials, and engineering standards that were in effect when it was built. Understanding those changes can help buyers ask better questions and make more informed decisions.

More Than Just a Number

A condominium's construction year is not simply a historical fact.

It helps explain:

• The building codes that were in effect.
• Typical construction methods of the time.
• Materials commonly used.
• Hurricane protection requirements.
• Fire-safety standards.
• Energy-efficiency requirements.
• Plumbing systems.
• Accessibility features.
• Structural design requirements.

That does not mean every building constructed during the same period is identical. Buildings are frequently renovated, upgraded, and modernized throughout their lives.

Construction year is simply the starting point.

Building Codes Continue to Evolve

Building codes are continually updated as engineers, architects, manufacturers, and regulators learn from experience.

Major hurricanes, advances in construction technology, new materials, and changing safety standards have all influenced how Florida buildings are designed and constructed.

As a result, a condominium completed in 1985 may have been built under very different requirements than one completed in 2005 or 2025.

Older Does Not Mean Worse

One of the biggest misconceptions among buyers is that an older condominium is automatically inferior to a newer one.

That is simply not true.

Many older buildings have undergone significant improvements, including:

• Impact-resistant windows
• Concrete restoration
• Roof replacement
• Modern elevators
• Updated plumbing
• Energy-efficient lighting
• Waterproofing improvements
• Mechanical system upgrades

Likewise, newer buildings eventually require maintenance and capital improvements of their own.

The important question is not simply when the building was built, but how well it has been maintained and upgraded over time.

Understanding the Code Era

Rather than memorizing building-code dates, buyers should understand the major changes that affected condominium construction over time.

Some examples include:

• Hurricane protection
• Wind-resistant design
• Fire and life-safety systems
• Energy efficiency
• Plumbing standards
• Accessibility
• Elevator safety
• Structural inspection and maintenance requirements

Each of these topics can influence safety, operating costs, insurance, maintenance planning, and long-term property values.

Why This Series Was Created

The purpose of this series is not to explain building codes for engineers.

It is to help condominium owners, buyers, investors, board members, and real estate professionals understand what a building's construction year may tell them—and what questions they should ask as a result.

Each article will examine one important building system or construction topic in plain English, explaining:

• What changed.
• Why it changed.
• What it means today.
• What buyers and owners should look for.
• Questions worth asking before purchasing a condominium.

Articles in This Series

Article 1

Hurricane Protection: What Every Condominium Buyer Should Know About Windows

Learn how hurricane protection has evolved, the difference between impact windows and other forms of opening protection, and why construction year alone does not tell the whole story.

Coming Soon

• Wind Design and Structural Changes
• Fire Protection and Life Safety
• Plumbing Systems Through the Years
• Energy Efficiency
• Elevators and Emergency Power
• Accessibility
• Roofing and Waterproofing

Additional articles will be added as the series expands.

The Bottom Line

Every condominium tells a story.

Its construction year provides the opening chapter, but it is only the beginning.

The more important questions are how the building has evolved, what improvements have been completed, what projects remain ahead, and whether the association is planning responsibly for the future.

Understanding those issues can help buyers make more informed decisions and help owners better understand one of their largest investments.

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This series is intended for educational purposes only. Building requirements have evolved over many decades, and every condominium has its own unique history of construction, renovation, maintenance, and repair. Readers should consult qualified professionals regarding specific engineering, legal, insurance, or building-code questions.

Understanding Your Building — A Building Code Evolution Series

Article 1

This article is part of the Understanding Your Building series, which explains how changing building codes, construction practices, and technology have shaped South Florida condominiums.

Start here: Why Your Condominium's Construction Year Matters

Many condominium buyers assume that newer buildings have impact windows and older buildings do not. The truth is more complicated. A building's construction year provides clues about the hurricane-protection rules in effect when it was built, but it does not prove what type of windows or protection the building has today. Some older buildings have been fully upgraded, while some buildings rely on shutters rather than impact-resistant glass. Buyers need to look beyond the construction year and ask how each opening is actually protected.

Why Windows Matter During a Hurricane

Windows and exterior doors are part of the building's outer protective shell.

If a window or door fails during a severe storm, wind and rain may enter the unit. That can cause damage inside the unit and may also place additional pressure on other parts of the building.

For that reason, hurricane protection is not only about preventing broken glass. It is also about helping the building remain closed against wind and water.

What Older Condominiums May Have

Many older South Florida condominiums were constructed before today's hurricane-protection requirements were in place.

Their original windows may have included:

• Ordinary window glass
• Safety glass in locations where reducing injury was important
• Non-impact windows protected by shutters
• Windows that were later replaced with impact-resistant products

Safety glass and impact-resistant glass are not the same thing.

Safety glass is designed to reduce the risk of injury when it breaks. Impact-resistant glass is part of a tested window or door system intended to resist objects carried by hurricane winds and the pressure created by the storm.

What Changed After Hurricane Andrew

Hurricane Andrew in 1992 exposed major weaknesses in Florida's building-code system, construction practices, product testing, inspections, and enforcement.

Florida subsequently moved toward stronger hurricane-resistant construction rules and a statewide building code.

The first statewide Florida Building Code took effect in 2002. It created a more consistent framework for construction throughout Florida, although South Florida continues to have especially demanding hurricane requirements.

This makes 2002 an important reference point, but it should not be treated as a simple dividing line between buildings with and without impact windows.

Impact Windows Are Not the Only Form of Protection

Modern hurricane rules generally require vulnerable windows and doors to resist wind-carried debris or to be protected by an approved covering.

That protection may be provided by:

• Impact-resistant windows
• Impact-resistant sliding-glass doors
• Accordion shutters
• Roll-down shutters
• Removable storm panels
• Other approved protective systems

A building can therefore comply with applicable hurricane-protection requirements without having impact glass in every opening.

This is why the question should not simply be:

Does the building have impact windows?

A better question is:

How is every exterior window and door protected?

Do Not Assume Every Unit Is the Same

In some condominiums, the association completed a building-wide window replacement project.

In others, individual owners replaced their windows at different times.

That can result in a building with:

• Impact windows in some units
• Older windows with shutters in other units
• Different manufacturers and window styles
• Balcony doors that differ from the other windows
• Replacement work completed under different permits

A buyer should not assume that the windows in one unit represent the entire building.

Your Unit Can Have Impact Windows While the Building Remains Mixed

Impact windows provide valuable protection where they are installed.

However, the building's overall hurricane protection may still be inconsistent if other units or common areas contain older, unprotected openings.

If a window or exterior door fails elsewhere in the building during a major storm, wind and water may enter that area. Depending on the location and severity of the failure, the resulting damage may extend beyond the individual unit where it began.

This does not mean that your impact windows stop protecting your unit. It means that hurricane protection should be considered at both the unit level and the building level.

A building-wide upgrade generally provides a more consistent level of protection than a mixture of impact windows, older windows, and shutters.

Who Is Responsible for the Windows?

Responsibility for windows and exterior doors varies among condominiums.

The condominium declaration may assign responsibility to:

• The condominium association
• The individual unit owner
• The association for certain parts and the owner for others

Responsibility may also differ for:

• Glass
• Window frames
• Sliding-glass doors
• Sealants
• Shutters
• Maintenance
• Repair
• Replacement

Owners should review the governing documents rather than assume that responsibility is determined solely by where the window is located.

Florida condominium law also requires boards to adopt specifications for hurricane protection. Those specifications may address appearance, style, color, and other factors, while still requiring compliance with the applicable building code.

Questions Buyers Should Ask

Before purchasing a condominium, buyers should ask:

• Does this unit have impact-resistant windows?
• Are the balcony doors also impact resistant?
• If the windows are not impact resistant, what type of shutters or protection is provided?
• Does every unit in the building have the same protection?
• Were the windows replaced building-wide or by individual owners?
• Were the replacements permitted and inspected?
• Who is responsible for maintaining and replacing the windows?
• Who is responsible for maintaining and installing shutters?
• Does the association have approved window specifications?
• Are any additional window or hurricane-protection projects being considered?

Buyers should also request supporting records when available rather than relying only on statements made in a listing.

Construction Year Is Only the Starting Point

A building's construction year can help identify the general code era in which it was built.

It cannot tell you with certainty:

• Whether the original windows remain
• Whether the building was later upgraded
• Whether every unit has matching protection
• Whether shutters are required
• Whether replacement work was properly approved
• Who is responsible for future replacement

The most useful information comes from combining the building's age with its maintenance history, permit records, association documents, and current physical condition.

Looking Beyond the Glass

Windows are only one part of a condominium's hurricane resistance.

Other important areas include:

• Exterior doors
• Roof systems
• Exterior walls
• Balconies
• Waterproofing
• Mechanical equipment
• Emergency power
• Drainage

Future articles in this series will explain how changing building requirements affected these systems and what those changes may mean for today's condominium owners and buyers.

The Bottom Line

A newer construction date does not automatically guarantee impact windows, and an older construction date does not automatically mean a building lacks them.

The better question is whether every exterior opening has appropriate protection today, whether that protection has been properly installed and maintained, and whether the condominium has a consistent long-term plan for its windows and doors.

Continue Reading

Previous

• Introduction — Why Your Condominium's Construction Year Matters

Next

• Article 2 — Wind Design: How Hurricane Andrew Changed Condominium Construction (Coming Soon)

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This article is intended for general educational purposes and is not legal, engineering, insurance, or building-code advice. Requirements may vary based on location, permit date, building design, governing documents, and the code in effect when work is performed. Buyers and associations should consult qualified professionals regarding a specific property.

Following the installation of AquaMizer at a South Florida condominium in 2016, the property’s combined domestic-water consumption declined by approximately 24.6%. The analysis compares the final complete year before installation with the first three complete years afterward and includes all domestic water recorded through the property’s two incoming meters. Average annual consumption fell by approximately 8,738 CCF, equivalent to more than 6.5 million gallons per year. At current Miami-Dade water and wastewater usage rates, the same reduction would represent approximately $117,000 in annual utility savings.

The Problem: Water Loss From Leaking Toilets

A leaking toilet can waste water continuously without being noticed. As water escapes from the tank, a conventional fill valve may repeatedly replace it, allowing the cycle to continue for days or even weeks.

AquaMizer is a toilet retrofit system designed to interrupt that cycle. Instead of allowing a leaking tank to refill continuously, the system keeps the refill valve closed until the toilet is intentionally flushed again. This limits the amount of water that can be lost between uses and makes a leaking or malfunctioning toilet more noticeable.

In a large condominium, the potential impact can be substantial. A property may have hundreds of toilets, and even a relatively small number of persistent leaks can result in millions of gallons of unnecessary water consumption.

More information about the system is available on the AquaMizer website.

How Water Consumption Was Measured

The condominium received domestic water through two separately metered incoming lines. The lines merged downstream of the meters and supplied the same domestic-water system.

Because both lines served the same system, neither meter was evaluated independently. Total domestic-water consumption was calculated by adding the readings from both meters for each billing period:

Total domestic-water consumption = Meter A + Meter B

Most of the visible reduction following installation appeared on one of the two meters. The available utility records do not explain why the change was distributed unevenly between the two incoming lines.

No valves were repositioned, and the incoming plumbing configuration was not changed as part of the AquaMizer installation. Because both lines supplied the same downstream system, the most reliable measure of actual conservation is their combined consumption.

Cooling-tower consumption and other separately metered water uses were not included in the analysis.

Establishing the Pre-Installation Baseline

AquaMizer was installed during 2016. The 2015 calendar year was therefore used as the final complete pre-installation year, while 2016 was treated as a transition year.

During 2015, the two domestic-water meters recorded:

This combined total became the pre-installation baseline.

The property’s utility bills separately identified water consumption, wastewater usage, fixed sewer-service fees, stormwater charges and other account items. This made it possible to distinguish usage-related savings from charges that would continue regardless of consumption.

Water Consumption After Installation

The first three complete post-installation years produced the following combined results:

Average annual consumption declined from 35,456 CCF before installation to approximately 26,718 CCF during the three complete post-installation years.

That represents an average annual reduction of approximately:

35,456 CCF − 26,718 CCF = 8,738 CCF

The percentage reduction was approximately:

8,738 ÷ 35,456 = 24.6%

The consistency of the results is important. Every complete post-installation year remained substantially below the 2015 baseline, with combined annual consumption ranging from approximately 26,100 to 27,300 CCF.

The result therefore does not depend on one unusually low month or one isolated year.

More Than 6.5 Million Gallons Conserved Annually

One CCF represents 100 cubic feet of water, or approximately 748 gallons.

Converting the average annual reduction into gallons:

8,738 CCF × 748 gallons = approximately 6,536,000 gallons

The measured reduction was therefore equivalent to approximately:

6.54 million gallons of water per year

That equals approximately:

• 545,000 gallons per month
• 17,900 gallons per day

What the Savings Were Worth at 2015 Rates

The property’s 2015 utility bills separated water charges, wastewater-usage charges, fixed sewer-service fees and stormwater charges.

Using the variable water and wastewater charges documented in a complete 2015 billing period, the combined usage-related cost was approximately $3.71 per CCF.

Fixed sewer-service fees, stormwater charges and other fixed account charges were excluded because they would not have declined when water consumption declined.

Applying the documented annual reduction to the 2015 variable rate:

8,738 CCF × approximately $3.71 per CCF = approximately $32,500

The reduction therefore represented approximately:

$32,500 per year in water and wastewater savings at 2015 rates

What the Same Savings Would Be Worth Today

Miami-Dade classifies a residential property with three or more units served through a common meter as a multi-family dwelling.

Under Miami-Dade’s 2025–2026 rate schedule, effective October 1, 2025, the applicable usage rates are:

Applying those rates to the documented average annual reduction produces the following estimate:

At current Miami-Dade rates, the same reduction would therefore represent approximately:

$117,000 in annual water and wastewater savings

This estimate includes only usage-based water and wastewater charges that decline when consumption declines.

It excludes fixed meter charges, fixed wastewater facility charges, stormwater charges and other account charges that would generally continue regardless of water use. It also excludes possible taxes, surcharges or other assessments.

The current-dollar figure should therefore be understood as an estimate based on Miami-Dade’s published water and wastewater usage rates, rather than a projection of the property’s exact future bill.

Results at a Glance

Conclusion

The property’s utility records show a substantial and sustained decline in combined domestic-water consumption following the AquaMizer installation.

Using the final complete year before installation as the baseline and averaging the first three complete years afterward:

• Annual domestic-water consumption declined by approximately 8,738 CCF
• The reduction equaled approximately 6.54 million gallons
• Average consumption declined by approximately 24.6%
• Estimated savings were approximately $32,500 annually at 2015 rates
• The same reduction would be worth approximately $117,000 annually at current Miami-Dade rates

The results demonstrate how preventing toilets from continuously refilling after a leak can produce significant and lasting savings across a large residential property.

Methodology and Limitations

This independent case study is based on historical utility-meter readings and billing records from a South Florida condominium.

Domestic-water consumption was calculated by combining readings from the property’s two incoming meters. The 2015 calendar year was used as the pre-installation baseline. AquaMizer was installed during 2016, which was excluded as a transition year. Post-installation consumption was based on the average of the complete 2017, 2018 and 2019 calendar years.

The analysis does not adjust for possible changes in occupancy, resident behavior, renovations or other operating conditions.

Historical savings were estimated using the usage-related water and wastewater charges documented in a 2015 utility bill. Current-dollar savings were estimated using Miami-Dade’s published 2025–2026 multi-family water and wastewater usage rates. Fixed and unrelated charges were excluded.

Disclosure

This case study was prepared independently. The author is not affiliated with, employed by or compensated by AquaMizer, Inc. The link to the manufacturer’s website is provided for informational purposes only.

Most condominium owners rarely think about the plumbing systems hidden behind walls, above ceilings, and inside mechanical rooms until something leaks. Yet plumbing is one of the most extensive and expensive building systems in a high-rise. A single leak can damage multiple units, hallways, elevators, or common areas. Understanding the different plumbing systems, why they deteriorate, and how associations manage them can help owners appreciate why preventive maintenance is often far less expensive than emergency repairs.

A High-Rise Contains Multiple Plumbing Systems

When people think about plumbing, they usually picture the pipes delivering water to their kitchen or bathroom. In reality, a high-rise condominium contains several independent piping systems, each serving a different purpose.

Typical systems include:

• Domestic cold water
• Domestic hot water
• Sanitary drainage
• Storm drainage
• Air-conditioning condensate drainage
• Cooling tower and condenser water systems (where applicable)
• Fire sprinkler piping

Each system uses different materials, operates under different conditions, and has its own maintenance requirements.

Pipe Materials Have Changed Over Time

The plumbing materials used in condominium construction have changed significantly over the past several decades.

Depending on when a building was constructed, owners may encounter combinations of:

• Copper domestic water piping
• Galvanized steel piping in older buildings
• Cast iron sanitary piping
• PVC and CPVC piping
• Various plastic piping systems used in newer construction

Each material has advantages, limitations, and an expected service life. None should be expected to last forever.

Building age alone does not determine pipe condition. Water chemistry, installation quality, operating temperature, maintenance practices, and environmental conditions all influence how long a piping system will remain reliable.

Why Pipes Deteriorate

Pipes slowly deteriorate for many reasons, including:

• Internal corrosion
• External corrosion
• Water chemistry
• Mineral deposits
• Erosion from flowing water
• Thermal expansion and contraction
• Age
• Mechanical damage

Buildings located near the coast may also experience environmental conditions that accelerate deterioration of certain components.

Fortunately, pipe failures often develop gradually. Small leaks, corrosion, staining, or recurring repairs can provide early warning signs that portions of a piping system may be approaching the end of their useful life.

Valves Are Just As Important As Pipes

When people think about plumbing maintenance, they usually think about replacing pipes. Valves receive much less attention, even though they are critical during both routine maintenance and emergencies.

Isolation valves allow portions of the plumbing system to be shut down without interrupting water service to the entire building.

Unfortunately, valves may become difficult to operate after years without use. Corrosion, mineral deposits, or deteriorated components can prevent them from closing properly when they are needed most.

In some buildings, valves are also difficult to locate or access because of renovations or poor documentation.

For these reasons, many associations include valves in their preventive maintenance programs rather than waiting until an emergency occurs.

Small Repairs Can Reveal Larger Problems

Homeowners are often surprised that a seemingly simple plumbing repair can become much more expensive than expected.

I experienced this firsthand when I decided to replace a kitchen faucet in my condominium. I expected the job to cost only a few hundred dollars. Instead, the plumber discovered that several aging shutoff valves were no longer operating properly.

By the time the work was completed, three valves had been replaced—the hot-water shutoff, the cold-water shutoff, and the dishwasher supply valve. What I expected to be roughly a $200 faucet replacement ultimately became an $1,800 plumbing repair.

While unexpected, it also highlighted an important lesson: valves are mechanical devices with a finite service life. They often remain untouched for years, only to fail when someone finally needs to close them during an otherwise routine repair.

While not every faucet replacement will uncover hidden problems, older plumbing components can increase the cost and complexity of otherwise routine repairs.

Every Owner Should Know Where Their Shutoff Valves Are

Many condominiums locate air-conditioning equipment, water heaters, and plumbing shutoff valves inside utility closets located outside individual units.

During an emergency, every minute matters.

Owners should know:

• Where their utility closet is located
• Which shutoff valves serve their unit
• How those valves operate
• When they should contact building maintenance before operating a valve

At the condominium where I served on the board, each valve inside the utility closets was clearly labeled, and diagrams showed which valve controlled each unit. Building maintenance personnel also walked owners through the system so they understood how to shut off their water safely if necessary.

That small investment in owner education can significantly reduce damage when leaks occur.

Who Is Responsible for Repairs?

One area that often surprises owners is that responsibility for plumbing components varies from one condominium to another.

Depending on the governing documents, responsibility may differ for:

• Water heaters
• Shutoff valves
• Flexible water supply hoses
• Air-conditioning equipment
• Condensate drains
• Plumbing located inside walls
• Plumbing serving multiple units

Owners should not assume responsibility based solely on where a component is located.

The condominium declaration and other governing documents should always be consulted before determining whether a repair is the responsibility of the association or the unit owner.

Preventive Maintenance Is Less Expensive Than Emergency Repairs

Many plumbing problems develop slowly enough that associations have opportunities to reduce future failures.

Preventive measures may include:

• Periodic valve replacement
• Exercising isolation valves
• Water treatment for cooling tower systems
• Monitoring recurring leaks
• Maintaining accurate plumbing diagrams
• Updating valve identification
• Planning pipe replacement before widespread failures occur

These activities require planning and funding, but they can significantly reduce emergency repairs and water damage.

Why Water Leaks Are So Serious

In a single-family home, a plumbing leak usually affects one structure.

In a high-rise condominium, water follows gravity.

A leak on one floor can damage multiple units below, common hallways, electrical equipment, elevators, lobbies, and other building systems.

In many cases, repairing the resulting water damage costs far more than repairing the original plumbing failure.

For that reason, rapid response and preventive maintenance are among the most valuable investments a condominium association can make.

Looking Beyond the Pipes

Owners rarely see the miles of piping hidden throughout a high-rise building, yet these systems quietly support everyday life.

Understanding how plumbing systems function, recognizing the importance of preventive maintenance, knowing where emergency shutoff valves are located, and understanding maintenance responsibilities can help both associations and owners reduce risk while protecting one of the building's most important assets.

In future Insights articles, we'll take a closer look at leak detection systems, water conservation strategies, and how condominium boards can use utility data to identify problems before they become costly repairs.

Why Planters Can Be One of the Most Expensive Maintenance Items in a Condominium

When people think about major condominium maintenance projects, they usually think about roofs, elevators, or concrete restoration. Decorative planters rarely make the list. Yet in many South Florida condominiums, improperly maintained planters can become a significant source of water intrusion, structural deterioration, and costly repairs.

More Than Landscaping

Many condominium planters are located above occupied spaces such as lobbies, garages, mechanical rooms, retail areas, or residential units. Although they appear to be ordinary landscaped areas, they are also part of the building's waterproofing system.

A properly constructed planter may include drainage components, a waterproofing membrane, a root barrier, soil, irrigation, and landscaping. If the waterproofing system fails, water can migrate into the spaces below, causing leaks, damaged finishes, corrosion, mold, and expensive repairs.

In some cases, a ceiling leak inside a garage or lobby begins with a waterproofing failure hidden beneath a planter.

Why Planter Repairs Are Complicated

The waterproofing beneath a planter usually cannot be inspected directly. Access may require removing the plants, soil, and drainage materials before the membrane can be evaluated.

Repairing a leaking planter commonly involves:

• Removing the landscaping
• Carefully removing the soil and drainage materials
• Inspecting the underlying structure
• Repairing or replacing the waterproofing membrane
• Testing the completed waterproofing system
• Restoring the drainage materials and soil
• Replanting the planter

The project may require coordination among waterproofing contractors, landscape contractors, engineers, consultants, and property management.

Every Planter Should Be Identified

A large condominium property may contain dozens or even hundreds of individual planters. Each planter should be assigned a unique identification number so its location, condition, maintenance history, and warranty status can be tracked.

The association's records should include:

• A unique planter identification number
• Its location within the property
• The spaces located beneath it
• The date its waterproofing was installed or repaired
• The waterproofing material used
• Its estimated service life
• Manufacturer and contractor warranties
• Inspection records
• Leak and repair history
• Its current condition

A centralized database can prevent this information from being lost as board members, property managers, and contractors change.

Leaks Should Not Be the Only Maintenance Trigger

Planters frequently receive attention only after water appears in a lobby, garage, or residential space below. By that point, the waterproofing failure may already have damaged finishes or building materials.

Associations should also use installation dates, expected service life, inspection findings, and prior repair history to plan maintenance before leaks appear.

Accurate records can help identify which planter is located above a leak and whether that planter has experienced previous problems.

Choosing a Waterproofing System

The lowest initial price is not necessarily the best long-term value. When evaluating waterproofing systems, boards should consider:

• Expected service life
• Manufacturer warranty
• Contractor warranty
• Proven performance
• Compatibility with the existing structure
• Installation requirements
• Inspection and testing requirements
• Availability of qualified installers

Some manufacturers require inspections during installation before issuing or validating a warranty. The association should confirm who performs those inspections and retain the resulting documentation.

Planters Belong in Reserve Planning

Planter waterproofing has a finite service life. It should be treated as a capital asset rather than an occasional landscaping expense.

Installation dates, expected replacement dates, quantities, estimated costs, and warranty information should be available to the association's reserve-study provider. This helps the reserve study account for future planter waterproofing projects instead of treating them as unexpected repairs.

Wet Soil Is Extremely Heavy

Removing soil requires careful planning because wet soil can be extremely heavy. Contractors must determine how it will be removed, transported, and temporarily stored.

Placing large quantities of wet soil or construction material in one area could create excessive localized loads. The contractor and engineer should evaluate the removal process and any temporary storage locations before work begins.

Trees Can Damage Waterproofing

Plant selection directly affects the waterproofing system's longevity. Trees and plants with aggressive root systems may penetrate root barriers, damage membranes, block drainage components, or place pressure on planter walls.

Where planters are located over occupied or enclosed spaces, landscaping should be selected with the waterproofing system in mind. Attractive landscaping should not come at the expense of protecting the building.

Looking Beyond the Flowers

To residents, planters may appear to be decorative landscaping. To the condominium association, they are building-envelope components that may protect valuable spaces below.

Individual planter identification, preventive maintenance, appropriate landscaping, accurate warranty records, reserve planning, and properly inspected waterproofing work can reduce the risk of costly water intrusion.

Like many condominium systems, planter waterproofing works best when it is tracked and maintained before a visible problem develops.

Why Painting a Condominium Is Much More Than Applying a New Coat of Paint

When a condominium announces a major painting project, many owners assume the work simply involves pressure washing the exterior and applying fresh paint. In reality, painting is often the final step in a much larger restoration project involving concrete repair, stucco work, balcony waterproofing, window maintenance, engineering inspections, and months of disruption.

How Often Should a Coastal Building Be Painted?

There is no single painting interval that applies to every condominium. The appropriate cycle depends on the building's location, materials, exposure, previous coatings, and maintenance history.

Buildings near the coast face intense sunlight, humidity, wind-driven rain, and salt carried from the ocean. These conditions can shorten the life of exterior coatings. At one South Florida coastal condominium, the association's engineer recommended repainting approximately every seven years.

The appropriate interval for a particular property should be established with the help of qualified professionals who understand the building and its environment.

Why Concrete Restoration Comes First

Exterior paint is not merely decorative. It is part of the building's protective system. However, paint cannot correct deteriorated concrete, failed stucco, damaged sealants, or active water intrusion.

Before painting begins, the building is typically inspected to identify areas requiring repair. Restoration work may include:

• Concrete repair
• Stucco repair
• Post-tension cable repair
• Balcony waterproofing
• Sealant replacement
• Window and door maintenance
• Repair of cracks and deteriorated exterior surfaces

Only after the underlying conditions have been addressed should the final coating system be applied.

What Is Concrete Spalling?

Concrete spalling occurs when concrete cracks, separates, flakes, or breaks away. One common cause is corrosion of reinforcing steel embedded within the concrete.

When moisture and salt reach reinforcing steel, the steel can corrode and expand. That expansion creates pressure inside the surrounding concrete, eventually causing it to crack or detach.

A typical repair may involve removing unsound concrete, exposing and treating the reinforcing steel, replacing steel when required, rebuilding the area with approved repair materials, and applying protective finishes.

Post-Tension Cable Repairs Require Specialized Expertise

Many high-rise condominiums use post-tensioned concrete. These systems contain high-strength steel tendons that help compress and support the concrete structure.

Work affecting post-tension cables requires specialized engineering, investigation, and repair procedures. Contractors should not treat damaged or exposed post-tension components as ordinary concrete repairs.

The association's engineer should define and approve the required repair process.

Stucco and Exterior Finish Repairs

Cracked, loose, or deteriorated stucco should be repaired before painting. Painting over failing stucco may temporarily improve appearance, but it does not correct the underlying defect.

The contractor must remove unsound material, prepare the substrate, restore the exterior finish, and match surrounding textures as closely as practical before applying the coating system.

Balcony Waterproofing and Floor Finishes

Balconies are exposed continuously to sunlight and rain. Restoration may include concrete repair, waterproofing, coating replacement, sealant work, and maintenance around railings, windows, and doors.

A difficult issue can arise when balcony repairs disturb an owner's existing tile or floor finish. The association's governing documents may specify whether the slab, waterproofing, tile, coatings, railings, windows, or doors are association or unit-owner responsibilities.

Those responsibilities should be reviewed before work begins. Owners should also be told what condition their balcony floor will be left in after required repairs.

Window and Door Responsibilities

Exterior restoration often reveals maintenance issues around windows and sliding-glass doors. Sealants may have failed, frames may need maintenance, and surrounding concrete or stucco may require repair.

Condominium documents may divide responsibility for windows and doors among the association and individual unit owners. The division may differ for frames, glass, sealants, waterproofing, and surrounding structural components.

The association should obtain a legal interpretation of its documents when responsibility is unclear rather than assuming every exterior component belongs to the condominium.

A Fixed Painting Price Does Not Mean a Fixed Project Price

Painting is often performed for a fixed contract price because the approximate surface area and coating requirements can be determined in advance.

Concrete restoration is different. The full quantity of deteriorated concrete may not be known until the contractor sounds the building, opens damaged areas, or gains access to previously concealed conditions.

Concrete restoration is therefore commonly priced using unit rates based on actual quantities repaired. The final cost can be higher or lower than the original estimated allowance.

Owners should understand the distinction between:

• A fixed painting price
• Estimated restoration quantities
• Contractual unit prices
• The final measured repair quantities

The Engineer's Role During Construction

The engineer's involvement should continue after plans and specifications are prepared.

Depending on the contract and project scope, the engineer may:

• Review proposed repair locations
• Approve the extent of concrete removal
• Inspect exposed reinforcing steel or post-tension components
• Review repair materials and procedures
• Conduct periodic site inspections
• Approve completed work before it is concealed
• Review contractor payment applications
• Document significant changes in scope

Engineering oversight helps confirm that the work follows the project requirements and that repair decisions are technically justified.

Should the Condominium Hire a Project Manager?

A substantial restoration project may last a year or longer. Some large projects can take approximately 18 months and involve engineers, contractors, subcontractors, consultants, property management, residents, and the board.

An independent project manager can provide valuable coordination and oversight, but this service may be expensive.

A capable contractor should already provide strong day-to-day project management. The board should evaluate whether an additional full-time project manager would provide enough benefit to justify the cost.

One alternative is to retain an experienced consultant on an hourly basis. The consultant could attend important meetings, review reports, perform occasional spot checks, and advise the board without assuming full-time project-management responsibilities.

Weekly Status Meetings

The board, property manager, contractor, and appropriate consultants should hold regular status meetings. For a substantial project, weekly meetings can help the team:

• Review completed work
• Discuss the upcoming schedule
• Identify delays or access problems
• Review repair quantities and costs
• Resolve open decisions
• Coordinate resident communications
• Track safety and quality issues
• Document responsibilities and deadlines

Written meeting minutes and updated action-item lists create accountability and preserve a record of important decisions.

Communicating With Residents

Restoration projects may involve noise, dust, scaffolding, swing stages, balcony closures, parking restrictions, window protection, and changing access requirements.

Because a project may last many months, communication should be regular and specific. Residents should be told what work is occurring, where it will occur, how long access may be restricted, and whom to contact with questions.

Looking Beyond the Paint

The most visible result of a restoration project is a freshly painted exterior. The more important work is often hidden beneath that finish.

Concrete repairs, post-tension work, stucco restoration, sealant replacement, balcony waterproofing, window maintenance, engineering oversight, and disciplined project management protect the building long after the final coat of paint has dried.

Owners who understand the full scope are better prepared to evaluate the project's cost, duration, disruptions, and long-term value.

Beginning August 3, 2026, Fannie Mae is eliminating its Limited Review process for new condominium mortgage applications. Most established condo projects that previously qualified for this abbreviated review will instead need to pass a more comprehensive Full Review, unless the loan qualifies for a Waiver of Project Review. The change does not automatically make any condominium ineligible, but it places greater importance on a building’s finances, reserves, insurance, structural condition and ability to provide documentation. For owners, investors and real estate agents, a building’s mortgage eligibility may become an even more important factor in its marketability and property values.

What is changing on August 3, 2026?

Fannie Mae does not make mortgages directly to consumers. Instead, it purchases qualifying loans from lenders, helping provide liquidity to the conventional mortgage market.

When the property securing a loan is a condominium, the lender must evaluate not only the borrower and the individual unit, but also the condominium project itself. That review is intended to identify building-level risks that could affect every owner, such as inadequate insurance, major structural repairs or weak association finances.

Until now, some loans in established condominium projects could qualify through a Limited Review. As its name suggests, Limited Review required lenders to examine fewer aspects of the condominium association than a Full Review.

Under Fannie Mae Lender Letter LL-2026-03, the Limited Review process is being retired. For mortgage applications dated August 3, 2026 or later, an established project that would previously have qualified for Limited Review must generally be evaluated through one of two paths:

• A Full Review of the condominium project; or
• A Waiver of Project Review, when both the project and the loan meet Fannie Mae’s waiver requirements.

Lenders were permitted to adopt the change before August 3, but they are required to apply it to qualifying applications dated on or after that date. The relevant date is the loan application date, not the purchase-contract date or closing date.

What is a Full Review?

A Full Review requires the lender to evaluate a broader range of project-level information. Depending on the building and transaction, the lender may need to examine matters such as:

• The condominium association’s current budget
• Replacement-reserve contributions
• Delinquent association assessments
• Special assessments
• Structural inspections and critical repairs
• Significant deferred maintenance
• Pending litigation
• Master insurance coverage
• Commercial use within the project
• Ownership concentration
• The number of units sold or occupied

These standards are not simply tests of whether an association has money in the bank. They are intended to determine whether the project is financially stable, adequately insured and free of conditions that could create significant safety or financial risks.

Fannie Mae identifies inadequate master insurance and critical repair issues, including failures to meet applicable inspection requirements, as leading causes of project ineligibility. Significant litigation, condotel characteristics and certain short-term-rental operations can also create eligibility problems.

Does this mean South Florida condos will become ineligible?

No. The retirement of Limited Review does not automatically disqualify a building, and it does not mean that every condominium will suddenly have trouble obtaining financing.

Many well-managed associations should be able to satisfy a Full Review. Some buildings may already have information available through Fannie Mae’s project-review systems, reducing the amount of additional work required from the lender.

The greater concern is for buildings with unresolved problems or incomplete records. A transaction may be delayed—or the loan may be denied—when an association cannot promptly provide financial statements, inspection reports, insurance information or explanations of special assessments.

When a lender cannot obtain enough information to determine that a project is free of critical repair issues, a loan secured by a unit in that project may be ineligible for sale to Fannie Mae.

That makes association responsiveness increasingly important. A building may be in reasonably good condition but still create financing difficulties when its documents are unavailable, outdated or unclear.

Why the change matters to existing condo owners

An owner who has no plans to obtain a mortgage may assume that Fannie Mae eligibility is irrelevant. In practice, it can still affect the owner’s investment.

When buyers cannot obtain conventional financing in a building, the pool of potential purchasers becomes smaller. Buyers may have to use portfolio lenders, make larger down payments, accept higher interest rates or pay cash.

A smaller buyer pool can lead to:

• Longer marketing times
• More failed or delayed transactions
• Greater negotiating leverage for buyers
• Increased price differences between financeable and non-financeable buildings
• Difficulty refinancing an existing unit

Mortgage eligibility is therefore not merely a buyer’s concern. It can influence the liquidity and resale value of every unit in the project.

Condo boards and owners should view timely financial reporting, adequate insurance, properly documented repairs and responsive management as part of protecting the building’s overall marketability.

What investors should consider

Investors often focus on rental income, maintenance fees, assessments and expected appreciation. Project eligibility should now receive similar attention.

A unit may appear attractive based on its purchase price and rental potential, but financing restrictions can affect both the investor’s acquisition and eventual exit strategy.

Before purchasing, an investor should ask:

1. Has the building recently completed a Fannie Mae Full Review?
2. Have conventional mortgages recently closed in the building?
3. Are there outstanding structural repairs or inspection requirements?
4. Is the association facing a large special assessment?
5. Does the master insurance policy meet lender requirements?
6. Does the building permit rental arrangements that could create condotel or transient-use concerns?
7. Can the association provide requested records promptly?

Even cash investors should investigate these questions. A cash purchase avoids the immediate mortgage problem, but the future buyer may still require financing.

What real estate agents should do differently

Agents representing condo buyers should address project financing earlier in the transaction.

A borrower can be financially qualified and still be unable to close because the building does not meet the lender’s project requirements. Obtaining a preapproval based only on the buyer’s income, assets and credit does not establish that a particular condominium is financeable.

Before the inspection and loan-contingency periods expire, buyer’s agents should speak with a lender familiar with condominium underwriting and provide the building’s legal name and address.

Listing agents should be prepared to answer:

• Have conventional loans recently closed in the building?
• Which lenders have successfully financed units there?
• Is the association responsive to lender questionnaires?
• Are current budgets, insurance documents and inspection reports available?
• Are there unresolved assessments, repairs or litigation?
• Has the association been notified of any Fannie Mae eligibility concern?

Agents should avoid representing that a building is “Fannie Mae approved” without current confirmation. Project conditions and eligibility statuses can change, and a successful closing from several years ago may no longer be meaningful.

Reserve studies will receive closer scrutiny

LL-2026-03 also changes how a reserve study may be used when a project’s regular budget does not independently meet Fannie Mae’s reserve requirements.

Beginning with applications dated August 3, 2026, when a lender relies on a reserve study to demonstrate adequate reserves, the project’s budget must include the highest reserve-allocation amount recommended by the study.

Fannie Mae will no longer permit lenders to rely on the baseline funding method, which allows a project’s reserve balance to approach zero as long as it does not become negative.

This does not mean that every association must obtain a reserve study solely because of Fannie Mae’s rules. Reserve studies are not universally required for project eligibility. However, when a reserve study is used to compensate for a budget that does not otherwise meet the reserve standard, the association must fund the applicable recommendation rather than simply commission the study and place it on a shelf.

A separate reserve increase arrives in January 2027

The August 3 change should not be confused with another requirement contained in the same lender letter.

For Full Reviews involving mortgage applications dated January 4, 2027 or later, Fannie Mae will increase its standard minimum replacement-reserve allocation from 10% to 15% of annual budgeted assessment income.

That increase is not yet effective on August 3, 2026. Nevertheless, associations preparing their 2027 budgets should begin evaluating whether their planned reserve contributions will satisfy the higher standard.

For buildings already dealing with rising insurance premiums, milestone inspections, structural reserve requirements and major repair projects, the additional reserve expectation could place further upward pressure on association fees.

Can owners or buyers check a building’s Fannie Mae status?

Fannie Mae offers a Condo Status Finder, but it is not a public building-search database that any buyer, owner or real estate agent can freely use.

The tool is intended primarily for:

• Condominium association board members
• Property managers and management companies
• Authorized advisers working on behalf of an association

An individual owner, prospective buyer or real estate agent will generally need to ask the condominium association, property manager or mortgage lender to check the project.

The association or its authorized representative can register for the service through Fannie Mae and search using information such as the project’s legal name, address and association details.

Possible results may include:

• No findings: Fannie Mae has not currently identified an ineligible condition for the project.
• Ineligible conditions: One or more issues have been identified that may affect eligibility.
• No project found: Fannie Mae could not match the information entered to a project.
• Multiple projects found: Additional information is needed to identify the correct condominium.

A “no findings” result is not the same as project approval. It means only that Fannie Mae has not currently identified the project as having an ineligible condition. The lender must still complete the review required for the particular loan.

Owners and buyers should therefore ask their association or lender a more precise question than, “Is the building Fannie Mae approved?” A better question is:

Has the association or lender recently checked the project through Fannie Mae’s systems, and are there any known conditions that could prevent conventional financing?

What condo boards and property managers can do now

Associations should not wait for a unit owner’s pending sale to discover that important documents are missing.

Boards and property managers can reduce financing problems by maintaining an organized package containing:

• The current annual budget
• Recent financial statements
• Reserve schedules and reserve studies
• Master insurance policies
• Structural and engineering inspection reports
• Documentation showing the status of required repairs
• Details of current or planned special assessments
• Litigation disclosures
• Owner-delinquency information
• Accurate responses to standard lender questionnaires

Boards may also consider having the association, property manager or an authorized adviser check the building through Fannie Mae’s Condo Status Finder.

If the search identifies an ineligible condition, the association may be able to obtain additional details and determine what documentation or corrective action is needed. A no-findings result can be reassuring, but it should not be advertised as a guarantee that every loan in the building will qualify.

The bottom line

Fannie Mae’s August 3, 2026 rule does not create an immediate crisis for condominium owners, but it does remove one of the simpler paths previously available for financing units in established projects.

The practical effect will vary from building to building. Well-managed projects with adequate insurance, properly funded reserves, completed inspections and organized records may experience little disruption. Buildings with unresolved repairs, insufficient coverage, financial weaknesses or unresponsive management may face longer reviews and fewer financing options.

For buyers and investors, the financial condition of the association is becoming just as important as the condition and price of the unit. For agents, confirming project eligibility early can prevent a transaction from failing late in the process. For existing owners, responsible association governance is no longer just a matter of maintenance—it can directly influence the ability to refinance, sell and preserve the value of the property.

This article is intended for general informational purposes and does not constitute legal, financial or mortgage advice. Lending requirements may vary by transaction and lender. Buyers, sellers and associations should consult an experienced condominium lender or other qualified professional regarding a specific property.