An engineering firm and condo occupants reported vibrations, structural maintenance problems, poor design, water-related damage and other problems with Champlain Towers South in Surfside, Fla., over the years leading up to its catastrophic partial collapse last Thursday. It remains unclear what caused its demise, but reports released in the past few days have painted a vivid picture of what the building was like in the years before.
Failed Waterproofing Caused ‘Major Structural Damage’
A 2018 engineering report on the south tower released by the town alleged the building had a flaw that inhibited proper drainage, allowing water to pool near its base.
“The main issue with this building structure is that the entrance drive/pool deck/planter waterproofing is laid on a flat structure. Since the reinforced concrete slab is not sloped to drain, the water sits on the waterproofing until it evaporates. This is a major error,” Morabito Consultants, which has offices in Florida and Maryland, wrote. “The failed waterproofing is causing major structural damage to the concrete structural slab below these areas. Failure to replace the waterproofing in the near future will cause the extent of the concrete deterioration to expand exponentially.”
Portion of building
still standing
Collapsed portion
of building
Underlying concrete slab
wasn’t sloped to drain,
so water sat on surface of
deck, ramp and planters
Waterproofing failed,
possibly affecting integrity of
slab separating the levels
Floor of concrete garage entrance
was degraded with exposed
steel reinforcement
Support columns
showed signs of
deterioration
Portion of building
still standing
Collapsed portion
of building
Underlying concrete slab
wasn’t sloped to drain,
so water sat on surface of
deck, ramp and planters
Waterproofing failed,
possibly affecting integrity of
slab separating the levels
Floor of concrete
garage entrance
was degraded with
exposed steel
reinforcement
Support columns
showed signs of
deterioration
Portion of building
still standing
Collapsed portion
of building
Underlying concrete slab
wasn’t sloped to drain,
so water sat on surface of
deck, ramp and planters
Waterproofing failed,
possibly affecting integrity of
slab separating the levels
Floor of concrete
garage entrance
was degraded with
exposed steel
reinforcement
Support columns
showed signs of
deterioration
Portion of building
still standing
Collapsed portion
of building
Underlying concrete slab
wasn’t sloped to drain,
so water sat on surface of
deck, ramp and planters
Waterproofing failed,
possibly affecting integrity of
slab separating the levels
Floor of concrete
garage entrance
was degraded with
exposed steel
reinforcement
Support columns
showed signs of
deterioration
Portion of building
still standing
Collapsed portion
of building
Underlying concrete slab
wasn’t sloped to drain,
so water sat on surface of
deck, ramp and planters
Waterproofing failed,
possibly affecting integrity of
slab separating the levels
Floor of concrete
garage entrance
was degraded with
exposed steel
reinforcement
Support columns
showed signs of
deterioration
Portion of
building still
standing
Collapsed
portion of
building
Underlying concrete slab
wasn’t sloped to drain,
so water sat on surface of
deck, ramp and planters
Waterproofing failed,
possibly affecting integrity of
slab separating the levels
Floor of concrete
garage entrance
was degraded with
exposed steel
reinforcement
Support columns
showed signs of
deterioration
Portion of
building still
standing
Collapsed
portion of
building
Underlying concrete slab
wasn’t sloped to drain,
so water sat on surface of
deck, ramp and planters
Waterproofing failed,
possibly affecting integrity of
slab separating the levels
Floor of concrete
garage entrance
was degraded with
exposed steel
reinforcement
Support columns
showed signs of
deterioration
The Wall Street Journal has no independent report that determines whether Morabito Consultants had correctly evaluated the problems.
“Among other things, our report detailed significant cracks and breaks in the concrete, which required repairs to ensure the safety of the residents and the public,” Morabito Consultants said in a statement Saturday.
In a letter sent to residents in April, condo board president Jean Wodnicki said the exact extent of the concrete damage to the building was unknown, but that, as the engineers said, it would multiply exponentially over the years.
“The observable damage such as in the garage has gotten significantly worse since the initial inspection. When you can visually see the concrete spalling (cracking), that means that the rebar holding it together is rusting and deteriorating beneath the surface,” she wrote.
The 2018 engineering report called the waterproofing on a flat surface “a systemic issue for this building structure,” and the building’s preliminary renovation plan included the addition of slopes and drains, as well as details for reinforcing the rebar and adding shoring to existing concrete slabs and columns.
Plans to reinforce columns, add elevation
Projected fixes included adding new sloped floor slabs, new waterproofing and drains, as well as reinforcing structures where needed.
Residents and engineers reported cracks and breaks in the tower’s concrete; restoration plans detailed fixes to the rebar.
Residents and engineers reported cracks and breaks in the tower’s concrete; restoration plans detailed fixes to the rebar.
Plans to reinforce columns, add elevation
Projected fixes included adding new sloped floor slabs, new waterproofing and drains, as well as reinforcing structures where needed.
Residents and engineers reported cracks and breaks in the tower’s concrete; restoration plans detailed fixes to the rebar.
Plans to reinforce columns, add elevation
Projected fixes included adding new sloped floor slabs, new waterproofing and drains, as well as reinforcing structures where needed.
Construction of the
building next door
Construction of the
building next door
Construction of the
building next door
Construction of the
building next door
Construction of the
building next door
Construction of the
building next door
Construction of the
building next door
Construction Next Door
In 2019, construction of a high-rise luxury condo project next door led to complaints from Champlain Towers South residents. Board member Mara Chouela emailed the city saying developers are “digging too close to our property and we have concerns regarding the structure of our building.”
Raysa Rodriguez, a resident who escaped the collapse, said “the shaking in our building was ridiculous,” during construction of the building, which was completed two years ago.
“We are confident that the construction of 87 Park did not cause or contribute to the collapse that took place in Surfside,” the developers said in a statement. The building falls in neighboring Miami Beach, outside Surfside jurisdiction.
Added Penthouse
Initial plans for both the Champlain Towers South and a little later at Champlain Towers North, which was built around the same time, called for 12 floors. But the developers worked around Surfside’s legal height ordinance, which at the time capped buildings at 120 feet, adding a penthouse level to both buildings.
The rooftop apartment on the south tower, located on the side that collapsed, would have added significant weight but it was accounted for in the revised design, said Roberto Leon, a professor of construction engineering at Virginia Polytechnic Institute and State University, who reviewed the building plans.
It isn’t clear if the addition of a penthouse put undue stress on the south tower, though any possible irregularity related to the building is receiving new attention from local authorities.
Plans submitted by the developer of the Champlain Towers South initially called for 12 floors of residential units.
The developer decided to add a penthouse.
The additional half floor increased the building’s height by about 9 feet.
Whether or not these documented issues are linked to the catastrophic failure and collapse of the building has yet to be determined. Engineering experts have warned that it could take months or even more than a year to fully understand what brought the building down.
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