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Condo conversion requirements?
- Thread starter james245
- Start date
ADAguy
REGISTERED
Its an ownership issue (as in title) condo construction vs apts may only be a local code amendment, or not.
Both are concerned with sound and parking, maintainance of the grounds and shell being the responsibility of the landlord or HOA.
Maintenance of the interiors of apts is the landlord but of the condo it may involve both HOA(connecting pipes) and unit owner (fixtures).
Both are concerned with sound and parking, maintainance of the grounds and shell being the responsibility of the landlord or HOA.
Maintenance of the interiors of apts is the landlord but of the condo it may involve both HOA(connecting pipes) and unit owner (fixtures).
mtlogcabin
SAWHORSE
Florida condo laws are a mess when it comes to local AHJ authority I suggest you call an attorney who specializes in condo law if you are thinking of enforcing any code requirements upon them.
(l) Certificate of compliance.—A provision that a certificate of compliance from a licensed electrical contractor or electrician may be accepted by the association’s board as evidence of compliance of the condominium units with the applicable fire and life safety code must be included. Notwithstanding chapter 633 or of any other code, statute, ordinance, administrative rule, or regulation, or any interpretation of the foregoing, an association, residential condominium, or unit owner is not obligated to retrofit the common elements, association property, or units of a residential condominium with a fire sprinkler system in a building that has been certified for occupancy by the applicable governmental entity if the unit owners have voted to forego such retrofitting by the affirmative vote of a majority of all voting interests in the affected condominium. The local authority having jurisdiction may not require completion of retrofitting with a fire sprinkler system before January 1, 2020. By December 31, 2016, a residential condominium association that is not in compliance with the requirements for a fire sprinkler system and has not voted to forego retrofitting of such a system must initiate an application for a building permit for the required installation with the local government having jurisdiction demonstrating that the association will become compliant by December 31, 2019.
718.1085 Certain regulations not to be retroactively applied.—Notwithstanding the provisions of chapter 633 or of any other code, statute, ordinance, administrative rule, or regulation, or any interpretation thereof, an association, condominium, or unit owner is not obligated to retrofit the common elements or units of a residential condominium that meets the definition of “housing for older persons” in s. 760.29(4)(b)3. to comply with requirements relating to handrails and guardrails if the unit owners have voted to forego such retrofitting by the affirmative vote of two-thirds of all voting interests in the affected condominium. However, a condominium association may not vote to forego the retrofitting in common areas in a high-rise building. For the purposes of this section, the term “high-rise building” means a building that is greater than 75 feet in height where the building height is measured from the lowest level of fire department access to the floor of the highest occupiable level. For the purposes of this section, the term “common areas” means stairwells and exposed, outdoor walkways and corridors. In no event shall the local authority having jurisdiction require retrofitting of common areas with handrails and guardrails before the end of 2014.
(l) Certificate of compliance.—A provision that a certificate of compliance from a licensed electrical contractor or electrician may be accepted by the association’s board as evidence of compliance of the condominium units with the applicable fire and life safety code must be included. Notwithstanding chapter 633 or of any other code, statute, ordinance, administrative rule, or regulation, or any interpretation of the foregoing, an association, residential condominium, or unit owner is not obligated to retrofit the common elements, association property, or units of a residential condominium with a fire sprinkler system in a building that has been certified for occupancy by the applicable governmental entity if the unit owners have voted to forego such retrofitting by the affirmative vote of a majority of all voting interests in the affected condominium. The local authority having jurisdiction may not require completion of retrofitting with a fire sprinkler system before January 1, 2020. By December 31, 2016, a residential condominium association that is not in compliance with the requirements for a fire sprinkler system and has not voted to forego retrofitting of such a system must initiate an application for a building permit for the required installation with the local government having jurisdiction demonstrating that the association will become compliant by December 31, 2019.
718.1085 Certain regulations not to be retroactively applied.—Notwithstanding the provisions of chapter 633 or of any other code, statute, ordinance, administrative rule, or regulation, or any interpretation thereof, an association, condominium, or unit owner is not obligated to retrofit the common elements or units of a residential condominium that meets the definition of “housing for older persons” in s. 760.29(4)(b)3. to comply with requirements relating to handrails and guardrails if the unit owners have voted to forego such retrofitting by the affirmative vote of two-thirds of all voting interests in the affected condominium. However, a condominium association may not vote to forego the retrofitting in common areas in a high-rise building. For the purposes of this section, the term “high-rise building” means a building that is greater than 75 feet in height where the building height is measured from the lowest level of fire department access to the floor of the highest occupiable level. For the purposes of this section, the term “common areas” means stairwells and exposed, outdoor walkways and corridors. In no event shall the local authority having jurisdiction require retrofitting of common areas with handrails and guardrails before the end of 2014.
ADAguy
REGISTERED
May be a "legal" condo (what ever "legal" means) but what year was the base building originally built?
Would need to know what building code was adopted at that time to determine sprinklers
And just reading a little bit from above, appears condos may have special privileges in Florida
Plus still do not understand how the laws work converting an apt to condo, without adding sprinklers
tmurray
SAWHORSE
Because under the building code (at least our code) there is no conversion. It was a multi unit residential occupancy, it still is a multi unit residential occupancy. As stated earlier, the use of the building did not change, just the owners of the individual suites. Codes generally don't deal with ownership because you start to get into a lot of hypothetical operational procedures, rather than just treating the suites as separate hazards and controlling exposure to each other.
Agreed... I was just hoping to find justification, within the code, for the prior statement: "Not sure why sprinklers should not have been required" (discussed in Post #28). In other words, which code section would have required this?
ADAguy
REGISTERED
Conversion of an apartment house to condo's typically involves the creation of CC&R's, an HOA and new title documents. Doesn't Florida have a Division of Real Estate group that sets the requirements and maintains records of the associations?
Good idea. I think I found at least some of the records you're describing here: http://www.myfloridalicense.com/dbpr/sto/file_download/public-records-CTMH.html. The association in question was listed in those records.