South Florida is no stranger to extreme weather, and Miami-Dade County has seen its fair share of tropical storms, hurricanes and tornadoes. Unfortunately, increasing climate change impacts and sea-level rise put condo properties at greater risk of loss and damage during a storm.
Property managers in Miami must take careful steps to protect their buildings and condo units from these severe weather events. Otherwise, they could accrue significant costs for repairs and replacements.
What Are Damage-Prone Building Areas During Inclement Weather?
Before safeguarding your property from severe weather, you should have an idea of the building's most damage-prone areas:
Roof: Wind gusts may pull off shingles and cause water damage inside the building.
First-floor units: Ground-level units may endure severe flooding from rain and storm surges.
Windows and doors: Wind may compromise or break window and door structures with substantial gusts and flying debris.
Outdoor areas: Patios, balconies and outdoor equipment may face significant wind and rain damage.
Being proactive is the only sure way to minimize property loss. According to master instructor Michael O'Reilly from Colorado State University, wind and rain pose the greatest risks. The windward wall pressurizes inward and suctions outward, affecting all exterior sides of the building. Likewise, the wind induces significant wave action — storm surges — against structural walls.
Miami condo property managers should pay close attention to the storm category. A Category 3 storm or higher is considered a major hurricane and causes the most devastating damage to buildings. Of course, a Category 2 — with winds between 96-110 miles per hour (mph) — and below can also be hazardous, with structures sustaining roof and siding damage. Regardless of the category, tropical cyclones can induce dangerous tornadoes.
Property managers should also consider flooding. Professor and geologist Dr. Harold Wanless from the University of Miami says 60% of Miami-Dade County could be flooded by 2060 due to increasing storm surges and sea-level rise.
Preparing for the Storm: 5 Ways to Minimize Loss
Miami property managers must minimize potential damage to their condos during severe weather. This requires taking the necessary precautions before the storm ever arrives. Here are five things you can do to protect your rental property from the effects of tropical cyclones and other major storms.
1. Store Outdoor Furniture
Floridians know to store and secure all outdoor furniture when a tropical storm or hurricane approaches. Landlords and tenants risk injury at a condo property while the building may endure damage from flying debris.
Stack and tie chairs together, moving them to a corner or under a concrete awning. Their combined weight will hold them steady in strong gusts, and you'll have less work wiping them down afterward.
Have tenants bring all balcony furniture inside their units. Of course, if your property has a pool, many Floridians simply toss their patio furniture in and fish it out with a skimmer.
2. Inspect the Roof
Experts recommend inspecting the roof once annually in the fall to ensure everything is in working order. However, in hurricane-prone areas like South Florida, examining it before and after severe weather is wise. Your insurance policy may even cover these inspections if you call and ask.
If the condo building's roof is due for an upgrade, opt for clay tiles or shingles. Although somewhat costly, they can withstand heavy wind and rain and have a long life span.
3. Replace Windows
Property managers of Miami condos may want to replace old windows with hurricane-resistant models. To improve their durability, these windows comprise impact-protective glass and a layer of resin — either polyvinyl butyral or ethylene-vinyl acetate. They can even withstand a Category 5 hurricane with winds up to 200 mph.
Hurricane-proof windows are costly, ranging from $60 to $120 per square foot, plus additional costs for customizations. As a building manager of a condo complex, you'll want to mull over this investment for your units.
4. Install Shutters
If hurricane-resistant windows aren't in the cards, another option is to install accordion hurricane shutters instead. These are easy for tenants to slide closed when a storm comes through and will protect the units from wind gusts and debris.
Accordion shutters are about $15 to $30 per square foot, in addition to labor costs. However, their aluminum structure and permanent fixture make them worth the investment when considering potential damage from severe weather.
5. Waterproof the Property
Because water is the most damaging part of a tropical storm or hurricane, you'll want to waterproof your building. Ensure the roof, windows, doors, exterior walls and balconies are adequately sealed. Doing so will prevent leaks, unsightly water stains and mold growth.
Securing lower-level unit doors with sandbags is another way to prevent loss from flooding. Northern Miami even provides free filled sandbags to residents with proof of identification through a sandbag distribution program — something you might encourage first-floor tenants to look into.
If you choose to seal your building with sandbags yourself, be sure to fill them only two-thirds so they lay flat on top of each other. Also, lay a tarp down first as a liner before placing the sandbags.
Take the Necessary Measures to Prevent Property Loss
Part of being a responsible condo property manager in Miami is protecting your building from weather-related losses. As long as you take precautions and secure your structure, you can avoid the high cost of damage.
Evelyn Long is a writer that specializes in housing market trends. She is also the founder of Renovated Magazine, where she writes essential resources for renters and homeowners. She has contributed to several other sites like the National Association of Realtors and Realty Executives.