Hidden danger of ‘punching shear’ a wake-up call for South Florida’s aging condos | Opinion

The CEO of G. Batista Engineering and Construction writes that condo owners should keep a close eye out for the tell-tale signs of punching shear, which led to the collapse of Surfside's Champlain Towers South nearly three years ago.

As we approach the three-year anniversary of the tragic collapse of Champlain Towers South, we may finally have answers as to the exact cause. The court-appointed firm investigating the tragedy recently released an initial report identifying “punching shear” as the first point of failure.

Months before Champlain collapsed, I personally witnessed the early signs of concrete failures and alerted the building’s managers to this very issue. Unfortunately, the costs of the repairs were high and they opted to hold off. The results were devastatingly predictable.

This technical term “punching shear” might seem obscure, but its implications for our area’s condos are anything but. The sad reality is that many aging condos face similar issues, and the pattern of neglect in the face of costly concrete repairs is all too common.

Another collapse in our community is not a question of if, but when.

Punching shear is a critical structural issue that occurs when the load on a concrete slab exceeds its capacity to transfer that load to the supporting column. This stress results in a brittle and sudden failure of the slab. In simpler terms, it’s like trying to push a pencil through a piece of paper — once the stress exceeds the material’s capacity, it punches through, leading to a catastrophic breakdown.

When concrete slabs begin to show signs of punching shear, it is a clear forecast of a possible impending collapse. Fortunately, there are many visible signs that can be identified in high traffic areas such as garages, exterior columns and near balconies, including spiderlike cracking around columns; sagging, cracked or uneven floors; and poor drainage and pooling of water near structural elements.

Concrete repairs for punching shear issues are undeniably expensive. However, the cost of neglect is immeasurably higher. In the wake of Champlain, the Florida Legislature passed a new law on building safety. This legislation requires condo owners associations, among other things, to complete a Structural Integrity Reserve Study (SIRS) to set aside funds to maintain and repair critical structural elements. The studies, due at the end of 2024, are expected to shed light on how widespread these structural issues are and will provide critical data on buildings experiencing early signs of structural failure.

But while the new ruling requires condos to amass the funds by next summer, condo managers and their respective boards of directors have a limited time to remedy the problems. Punching shear was evident at Champlain about seven months before the tragedy, and the planters surrounding the pool deck showed evidence of structural shifts a mere three weeks before collapse. Given the urgency of punching shear, the need for repairs is not an issue that can be kicked down the road, as many condominiums did prior to the new legislation.

Condo residents have a crucial role to play in ensuring the safety of themselves and their fellow residents. As an active participant in your building’s community, you have the right and responsibility to advocate for yourself and your neighbors. Here are five steps you can take to do so effectively:

• Educate yourself: Understand what punching shear is and how it manifests. Familiarize yourself with the structural elements in your condo and learn the signs of distress and failure.
• Inspect regularly: If you see signs of potential punching shear or cracking, document them thoroughly with photographs, video and detailed notes. Report these issues immediately and insist on a prompt professional assessment.
• Push for action: Use your collective voice. Gather support from other residents and apply pressure on your HOA or property management to prioritize these repairs. Attend meetings, raise concerns and don’t take no for an answer.
• Understand the financials: Get involved in the financial planning of your condo association. Understand the reserve funds and budget allocations. Advocate for structural repairs the moment your structural integrity reserve fund is in place, even if it means increased dues or special assessments. Safety must come first.
• Stay informed about SIRS: Keep abreast of the findings from the upcoming SIRS reports and ask for copies from your building managers. Gauge the urgency of repairs needed in your building to hold your HOA accountable for timely action.

The Champlain collapse was a sobering reminder of the dire consequences of ignoring structural warnings. Let’s work together to ensure that the lessons from past tragedies lead to safer, more resilient communities.

Your vigilance and proactive advocacy could save lives.

Greg Batista, CEO of Fort Lauderdale’s G. Batista Engineering and Construction, is a subject matter expert on building inspections, structural integrity studies, concrete repair and condominium remediation.