Q: I understand that there is a state law in Florida, where I live, requiring condominium associations to retrofit buildings with fire sprinklers. This sounds expensive. Can you tell me what is going on here?
_ Theodore
A: In 2003, the Florida Legislature required condominium buildings to be retrofitted with fire sprinkler systems, and the law was tweaked in recent years. Condo associations are supposed to have the applications for the permits necessary to make the changes by Dec. 31, a deadline that is fast approaching. The work should be completed within three years from that date.
The idea behind the new requirement is to save lives, but the cost of the retrofits is steep: up to $8,600 per owner, in some cases, according to the state Division of Corporations.
The legislature realized that the expense might make the retrofit difficult, or impossible, for some associations. So the law allows an association to "opt out" of the retrofit by a majority vote of the entire membership at a meeting called with at least 14 days' written notice. If a condo opts out, the association would need to inform the state and all unit owners of the outcome in writing within 30 days of the meeting.
It may be a challenge getting the required votes if a building has a lot of winter residents who are away for the summer. If that's the case, the condo board should plan for the meeting to occur when most of the owners are in town.
The owners do have the opportunity to change their minds after the meeting and go ahead with the retrofits. To do this, 10 percent of the owners would need to sign a petition for a new meeting and then the retrofit would have to pass by a majority vote of the entire membership. However, the voting process can happen only once every three years.
The potential cost of the sprinkler retrofits won't make this a popular choice in most communities, but it's important to have. I recommend getting the work done, if at all possible.
