Residents of Commodore Plaza worry about displacement due to overdue recertification and new condo laws
Aventura's Commodore Plaza, home to 654 residents, is under intense scrutiny as it faces a looming unsafe structures hearing. The building's 40-year recertification, overdue by 13 years, has led to mounting concerns among property owners, who fear they might be forced to leave their homes.
The situation is exacerbated by recent legislative changes intended to enhance safety but inadvertently adding financial strain on Commodore Plaza residents. NBC6 Investigates delves into how these new regulations and a lack of effective oversight are leaving condo owners feeling abandoned and anxious about their futures.
Problems persist despite regulatory changes
The Commodore Plaza situation highlights a broader issue affecting condo owners across Florida. Since the tragic Surfside collapse, new laws have mandated stricter reserve fund requirements for condo associations, aimed at preventing similar disasters. However, many residents argue that these changes have not been accompanied by adequate financial relief or practical support.
Nora Mullen, a resident of Commodore Plaza, conveyed her distress by stating that it made her cry and questioned why she, at her age, should be facing such a situation. Mullen's sentiments are echoed by other residents who have experienced persistent issues with property management and association boards over the past decade.
Residents have faced ongoing challenges with a lack of transparency from their condo association. Raiza Meek, another property owner, criticized the management for their slow response times and the incorrect information provided. She described the situation as a hassle, noting that obtaining information took an excessively long time and that the information received was often incorrect.
Johnna Alvarez, another resident, has taken her concerns to the Department of Business and Professional Regulation (DBPR). She filed a comprehensive 70-page complaint detailing issues from financial mismanagement to questionable bidding processes. Alvarez’s complaint, however, was met with a recommendation to litigate rather than immediate action.
DBPR faces scrutiny over handling of complaints
The DBPR, responsible for overseeing condominium operations, reported receiving 2,383 complaints about condos between July 2022 and June 2023. Of these, 2,307, or about 96%, were marked as resolved within 90 days. Yet, the definition of “resolved” remains unclear, leaving many to question the effectiveness of the agency’s responses.
State Senator Ileana Garcia voiced frustration with the DBPR, criticizing the lack of an active ombudsman to mediate between condo owners and boards. The position has been vacant for over three years, with a supervisor handling responsibilities. Garcia expressed her disappointment, indicating that she had expected more assistance from the DBPR. She noted that the agency had neither hired a new ombudsman nor appointed an interim one.
State Senator Garcia and State Representative Alex Rizo are advocating for changes to the condo laws to alleviate the burdens on residents. The new law’s requirement for full reserve funding for significant repairs and maintenance is seen by many as excessive, particularly for those on fixed incomes.
Rizo is exploring options such as extending deadlines for reserve funding and possibly adjusting the reserve amount based on the property’s age. Rizo mentioned that they were even considering whether to discuss the amount of the reserve.
These proposed changes will not be addressed until the 2025 legislative session, as no special session was approved to address these issues urgently.
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