More than four years after a devastating condominium collapse in Florida that claimed the lives of 98 people, the exact cause of the tragedy remains undetermined. However, federal investigators spearheading the inquiry have investigated several leading theories. The National Institute of Standards and Technology, the agency responsible for the investigation, recently stated that it aims to reach a conclusion by 2026.
According to NIST investigator Judith Mitrani-Reiser, the goal is for this investigation to not only uncover the cause but also have a profound and lasting impact, potentially saving future lives and preventing a similar disaster. The collapse occurred in the early hours of June 24, 2021, at the 12-story Champlain Towers South in Surfside, Florida, with most residents asleep when the building suddenly turned into a pile of debris. In the ensuing investigation, more than $1 billion was approved for personal injury and wrongful death claims by a Miami judge.
In the meantime, a luxury condominium complex is being constructed on the site of Champlain Towers, located just north of Miami. Investigators have pinpointed three possible high-likelihood scenarios, with all focusing on construction flaws dating back to when the 40-year-old building was erected. Glen Bell, co-lead investigator at NIST, stated these conditions likely existed from the time construction was completed decades ago.
One scenario suggests a failure of the connection between a building column and the pool deck slab, which never complied with building codes. Another posits that steel reinforcements were improperly placed, resulting in structural weaknesses. The third possibility points to renovations around the pool area — involving heavy additions like planters and sand — which increased an already inadequate load on the deck. NIST also reported that the basement parking garage’s support columns were subject to frequent flooding, accelerating steel reinforcement corrosion and concrete deterioration.
While these theories are under consideration, investigators found no evidence of ground voids, known as “karst,” beneath the building. Satellite data revealed no subsidence under Champlain Towers, ruling out karst issues. Additionally, the limestone bed was found adequate to support the building’s weight, and concrete strength testing revealed satisfactory material properties.
A challenge hindering the investigation is the lack of construction records from the original building’s creation and its early years. Since the collapse, state legislators have enacted new legislation requiring condo associations to maintain sufficient reserves for major repairs. However, residents have faced unexpected fees to cover deferred maintenance to comply with these new standards.
Recently, Gov. Ron DeSantis signed legislation allowing associations to fund reserves through loans or lines of credit. The new law provides more flexibility for residents in managing reserve fund payments while prioritizing essential repairs. It also extended deadlines for structural studies and exempted smaller buildings. State Sen. Ed Hooper emphasized the urgency for change, highlighting how some residents were losing their homes due to unaffordable fee increases.
In place of Champlain Towers, a luxurious new condo building named the Delmore is under development, featuring 37 high-end units priced from $15 million. Purchased at auction by Dubai-based DAMAC International for $120 million, the development promises amenities like a see-through swimming pool, fitness center, and meditation garden. The projected completion of this building is set for 2029.
Surfside officials and a family committee have approved a design for a memorial to honor the victims. However, the city’s planning and zoning board expressed concerns over its appearance, suggesting alternatives be explored. The current proposal includes a “wall of water” and features materials from the collapsed structure. While officials want to move forward with the project, they are open to suggestions, particularly from the families affected.
Planning board chair Lindsay Lecour, during an April city commission meeting, acknowledged the urgency felt by families but stressed the importance of ensuring the memorial is a fitting tribute that endures long into the future.