The Collapse of the Champlain Condominium

“Major” Concrete Damage Was Cited in 2018 Report on South Florida Towers

This was on the front page of today’s New York Times. Needless to say, our hearts go out all of those families involved.

I was asked several questions by a few of you, but I decided to give all of you as much information as I can.

Our 40 year inspection was done May 11, 2012 by a licensed architect from Hollywood, FL. At that time we passed with minimal repairs needed.

We are now working on our 50 year inspection. I can tell you point blank that we would not pass if we didn’t do this concrete restoration.

That being said, let me address some of the areas talked about in the Miami collapse. In 2018 an engineer warned the Champlain Condominium of “Major Structural Damage.” The managers were told they needed to repair cracked and crumbling columns and concrete. At this time no one is sure if the advice was ignored by the management company or if owners pushed it off since repairs were estimated at $9-10 million.

Let me just address what the Aristocrat has done in the areas that are questionable at the Champlain. Our VP, Pete Wilsens and I knew we needed concrete repairs and paint. We had no idea how much or exactly what was needed. I reached out to concrete contractors and paint contractors that we had hired previously. Pete actually took his phone and took pictures of every concrete restoration truck he passed while he was out running. At about the same time I asked Bob Walsh to fill a vacancy on the Board. He was a retired New York City Operating Engineer. I can’t even tell you how many companies and engineers we contacted, showed around the building and met with. Every engineer agreed we needed a major restoration. After all of these meetings we hired our current engineering company. They described the work needed and put it out for bids. The bid included everything the engineers believed we needed to restore the building to tip top shape. We were warned it would be expensive, and it is, but we knew we needed the work done. We did not wait 3 years as the Champlain did. We worked intensively for 6 months and agreed upon an engineer and then, with the help of the engineer, we picked from the contractors bidding on the job.

The collapse of the Champlain was described as the “pancaking of one floor upon the next.” We were never in danger of that, however, we were within 3 to 5 years of the point where our balconies would begin to sag and “pancake” one balcony on top of the next. We don’t have underground parking as the Champlain does. We can see the columns holding up our parking area. They have already had concrete and steel rebar repairs. We have no exposed columns that hold up the building. Our pool deck has already been 90% repaired. We actually had a geological engineer examine the ground around that area of the first floor of the garage with ground penetrating sonar. We have no areas with sink holes. The Champlain had their concrete slabs NOT pitched away from the building. If you have been reading my emails you know that EVERY balcony we have is being sloped to guide water away from the building. We have stopped all water intrusion in ½ to 3/4 of the building and it will be 100% when the job is completed. The articles about the collapse talks about failed waterproofing. That is why we are waterproofing all of the work and why we cannot allow tiles on the balconies. Tiles allow water to sit under it and undermine the waterproofing.

We are currently dealing with every area that has been mentioned, so far, as things that together could have caused the collapse. Your Board did a very good job in 2 crucial areas. We recognized that we had serious issues and we dealt with them as quickly as was prudent. We also did a very good job picking and hiring a skilled engineer to direct the repairs properly.

All of us have been inconvenienced immensely and financially by the job we are undergoing. It is obvious why we got this job underway. You are all also responsible for recognizing the need for this work and allowing us to get it going despite knowing the inconveniences and financial liabilities we have to face. It will all be worth it when we have a renovated, safe, beautiful building, SOON I HOPE!

No question in my mind that God has blessed us all.

Stan