What does a condominium board do?

The Board of Directors is responsible for overseeing the operation, maintenance, and financial health of the condominium association.

Common responsibilities include:

• Maintaining common elements

• Approving budgets

• Funding reserves

• Hiring engineers and contractors

• Authorizing repairs

• Reviewing engineering reports

• Managing insurance

• Communicating with owners

• Ensuring compliance with Florida law

The Board acts on behalf of the owners and has a fiduciary obligation to make decisions that are in the best interests of the association.

What are the Board's responsibilities regarding building safety?

Condominium boards are responsible for:

• Maintaining common areas

• Addressing structural deficiencies

• Performing required inspections

• Funding reserve accounts

• Hiring qualified professionals

• Overseeing repairs

• Protecting residents and visitors

Recent changes to Florida law have increased the Board's responsibility for long-term structural planning and reserve funding.

Failure to address deterioration or comply with statutory requirements may expose the association to increased liability and financial risk.

What is fiduciary duty?

A fiduciary duty is the legal obligation of Board members to act in the best interests of the association and its owners.

This includes:

• Exercising reasonable care

• Acting in good faith

• Making informed decisions

• Avoiding conflicts of interest

• Protecting association assets

• Complying with governing documents and laws

Hiring qualified engineers and relying on professional advice can help Boards fulfill their fiduciary responsibilities.

What should property managers know about Milestone Inspections?

Property managers often coordinate the Milestone Inspection process.

Responsibilities may include:

• Soliciting engineering proposals

• Coordinating site access

• Gathering building records

• Communicating with residents

• Scheduling inspections

• Tracking deadlines

• Assisting with municipal submissions

• Coordinating follow-up repairs

Property managers who understand Milestone Inspection requirements can help Boards avoid delays and improve project efficiency.

How do we hire an engineer?

Selecting the right engineering firm is one of the most important decisions an association will make.

Associations should evaluate:

• Professional licenses

• Relevant experience

• Similar project history

• Building restoration expertise

• Communication style

• Responsiveness

• Construction experience

• Knowledge of Florida laws

• Insurance coverage

The lowest proposal is not always the best choice.

An experienced engineer can help the association avoid costly mistakes and develop more effective long-term solutions.

How do we review contractor proposals?

Contractor proposals should be reviewed carefully.

Boards should evaluate:

• Scope of work

• Contractor experience

• Licensing

• References

• Pricing assumptions

• Project schedule

• Warranty terms

• Staffing capabilities

• Insurance coverage

An engineer can assist with bid evaluations and help ensure proposals are based on the same repair scope.

Should we get a second opinion?

In many cases, yes.

A second opinion can be valuable when:

• Repair costs are unusually high

• Contractors disagree

• Owners have concerns

• Structural issues are unclear

• The Board wants additional confidence

• Alternative repair approaches may exist

Independent engineering reviews often help associations make more informed decisions.

How do we prepare for owner meetings?

Large repair projects and reserve funding discussions can create anxiety among owners.

Before owner meetings, Boards should prepare:

• Engineering summaries

• Cost estimates

• Project schedules

• Reserve funding information

• Frequently asked questions

• Repair alternatives

• Visual presentations

Clear communication helps owners understand why projects are necessary and how decisions are being made.

How do we explain special assessments?

Special assessments are easier to explain when owners understand:

• Why repairs are necessary

• The consequences of delaying repairs

• How costs were estimated

• Alternative funding options

• The role of reserve funding

• Long-term benefits of the project

Engineering reports and reserve studies provide objective information that can support Board decisions.

What is a repair scope review?

A repair scope review is an independent engineering evaluation of proposed repairs.

The review may examine:

• Repair quantities

• Proposed methods

• Material selections

• Structural considerations

• Contractor recommendations

• Pricing assumptions

Scope reviews help Boards understand whether:

• Repairs are necessary

• Costs are reasonable

• Alternative solutions exist

• The proposed work aligns with the building's needs

How do we prioritize repairs?

Not every repair can be completed immediately.

Associations generally prioritize projects based on:

• Life safety

• Structural significance

• Severity of deterioration

• Water intrusion risk

• Reserve funding

• Regulatory requirements

• Resident impact

Engineering evaluations help Boards make objective decisions and allocate resources effectively.

How do we manage large construction projects?

Successful projects require:

• Clear engineering documents

• Qualified contractors

• Defined project scopes

• Regular communication

• Construction oversight

• Schedule management

• Budget monitoring

• Quality control

The Board, property manager, engineer, and contractor must work together throughout the project.

What is construction administration?

Construction administration is the process of overseeing repairs during construction.

Services may include:

• Site observations

• Shop drawing reviews

• Progress meetings

• Contractor coordination

• Testing oversight

• Change order reviews

• Permit support

• Final certification

Construction administration helps ensure the project is completed according to the approved design.

What is a Threshold Inspection?

Certain large or structurally significant projects require Threshold Inspection services.

A Threshold Inspector provides:

• Independent structural observations

• Quality assurance

• Code compliance oversight

• Construction documentation

Threshold Inspections are intended to improve public safety and verify that structural work complies with approved plans.

What is a Special Inspection?

Special Inspections involve independent verification of specific construction activities.

Examples include:

• Concrete restoration

• Reinforcing steel installation

• Waterproofing systems

• Anchoring systems

• Structural repairs

• Building envelope systems

Special Inspections provide an additional layer of quality control during construction.

How do we avoid change orders?

Change orders cannot always be avoided, but they can often be reduced through:

• Thorough investigations

• Detailed repair specifications

• Accurate quantity estimates

• Comprehensive permit drawings

• Competitive bidding

• Early contractor involvement

• Construction oversight

Engineering studies performed before bidding often reduce uncertainty and improve pricing accuracy.

How do we reduce liability?

Associations can reduce liability by:

• Performing required inspections

• Maintaining reserves

• Addressing deficiencies promptly

• Hiring qualified professionals

• Maintaining accurate records

• Communicating openly with owners

• Following engineering recommendations

Proactive maintenance and planning are generally more effective than responding to emergencies.

How do we improve communication with owners?

Effective communication should be:

• Transparent

• Consistent

• Timely

• Easy to understand

• Supported by engineering data

Boards should communicate:

• Inspection findings

• Reserve funding needs

• Repair schedules

• Project costs

• Construction progress

• Long-term goals

Owners are more likely to support projects when they understand the reasoning behind them.

What questions should Boards ask engineers?

Before hiring an engineer, Boards should ask:

• Have you worked on similar buildings?

• What services do you provide?

• How do you approach investigations?

• Will you prepare repair drawings?

• Do you provide construction oversight?

• How do you estimate costs?

• How do you communicate with owners?

• Have you performed Milestone Inspections?

• Do you prepare SIRS reports?

• Can you assist through project completion?

Selecting an engineering firm should be viewed as a long-term partnership rather than a one-time transaction.

Why choose RAS Engineering as a long-term engineering partner?

RAS Engineering provides comprehensive engineering services for condominium associations throughout Florida.

Our services include:

• Milestone Inspections

• Structural Integrity Reserve Studies (SIRS)

• Concrete restoration design

• Balcony inspections

• Parking garage evaluations

• Waterproofing investigations

• Roof engineering

• Repair specifications

• Permit drawings

• Engineer of Record services

• Threshold Inspections

• Special Inspections

• Construction administration

• Capital repair planning

• Repair scope reviews

We work closely with Boards and property managers to develop practical solutions that balance safety, compliance, financial responsibility, and long-term building performance.

Schedule a Condominium Engineering Consultation

If your condominium association or management company needs engineering guidance, RAS Engineering can help.

Our team partners with Boards and property managers throughout Florida to provide engineering services that protect residents, preserve property values, and simplify complex decisions.

Whether you need inspections, reserve studies, restoration design, or long-term capital planning, RAS Engineering is ready to serve as your trusted engineering advisor.