A state review of Florida’s mandatory condominium inspections found substantial structural deterioration in 2,535 buildings examined in 2024 and 2025. Fifty-four buildings were classified as unsafe or uninhabitable, although only five were evacuated. The findings highlight the scale of repair needs—and gaps in statewide reporting—after the deadly Surfside collapse.
Key takeaways
- 2,535 condominium and cooperative buildings showed substantial structural deterioration.
- 54 buildings were labeled unsafe or uninhabitable; five were evacuated.
- Inspectors identified 903 repair permit applications, with estimated costs ranging from less than $1,000 to $30 million.
- The data is incomplete because many local jurisdictions did not report inspection results.
Inspections reveal extensive deterioration
The Florida Legislature’s Office of Program Policy Analysis and Government Accountability reviewed milestone inspection data submitted by local building officials. Of 8,736 buildings that completed initial inspections, about 29% showed deterioration serious enough to require additional evaluation.
The inspections apply generally to condominium and cooperative buildings that are at least 30 years old and three stories or taller. The requirement was created after the 2021 collapse of Champlain Towers South in Surfside, which killed 98 people.
Coastal buildings face elevated risks
Structural problems were concentrated in coastal areas, where saltwater can accelerate corrosion of steel reinforcement inside concrete. Reported defects included damaged concrete, corroded structural components, water intrusion and failed sealants.
Miami-Dade, Broward and Palm Beach counties recorded some of the largest numbers of buildings requiring more detailed inspections. Aventura alone was listed with 19 buildings classified as unsafe or uninhabitable, but a city spokesperson disputed the finding, saying the report may have counted buildings with open permits undergoing recertification.
Evacuations affected five buildings
Only five buildings were evacuated after inspections: one in Pinellas County, one in Monroe County and three beachfront buildings at the Villa Del Sol complex in St. Lucie County. The St. Lucie evacuations displaced 11 residents after engineers documented severely damaged foundations, rusted reinforcement and loose concrete.
Repairs at Villa Del Sol were later completed to the point that residents were allowed to return. St. Lucie officials said the necessary work had been permitted and was underway, while other counties reported stabilization measures without ordering evacuations.
Reporting gaps complicate the picture
OPPAGA cautioned that the findings do not represent a complete statewide inventory. Local jurisdictions submitted 2024 data from 71% of enforcement authorities and 2025 data from only 64%. Reporting gaps were particularly significant in South Florida.
The report also noted that Florida law does not establish a precise definition of “unsafe” or “uninhabitable.” Local officials and engineers therefore applied their own interpretations, making comparisons between jurisdictions more difficult.
Repairs bring major financial demands
Officials reported 903 permit applications for repairs recommended through the more detailed inspection process. The most common projects involved concrete, electrical and structural restoration. Average reported permit values increased from about $337,000 in 2024 to $496,000 in 2025.
The state’s condominium safety reforms have prompted thousands of inspections and substantial repair work, but the findings also underscore the financial burden facing associations and residents. Officials and housing experts say consistent reporting and timely repairs will be essential to reduce the risk of another catastrophic failure.
Sources
- 54 Florida condo buildings deemed ‘unsafe or uninhabitable’, Treasure Coast News.
- 2,500+ Florida Condos Show Structural Damage, State Report Finds, Realtor.com.