After the Champlain Towers South collapse in Surfside, Florida, associations across the state moved quickly to understand the condition of their buildings and prevent another tragedy. The event raised awareness of hidden structural risks and prompted statewide changes, including new milestone inspection requirements and strengthened reserve funding laws for condominium properties.
In August 2021, the Turtle Walk HOA took proactive action by contacting BECI to perform an Exterior Condition Survey. The goal was to assess the building envelope, identify potential vulnerabilities, and prepare for the evolving expectations of Florida’s building safety legislation.
This initial survey became the foundation for a full restoration and structural remediation effort that would ultimately improve both the safety and long-term performance of the property.
The Initial Assessment
After completing an Exterior Condition Survey, BECI was contracted by the Turtle Walk HOA to design a plan to remedy all the anomalies and recommendations observed. These included the replacement of all exterior windows, repairs to EIFS and stucco, isolated coping cap repairs at parapet walls, and removal and replacement of the horizontal deck coatings at walkways and balconies. The survey also identified cracked and spalled areas that required concrete repairs and new protective coatings at vertical and overhead conditions.
These findings gave the HOA a clear roadmap to address long-term deterioration before it posed a more serious risk to residents. In October 2022, the association moved forward with the restoration design, bringing in Valcourt Exterior Building Services as the general contractor assisting BECI throughout the project.
A Deeper Problem Revealed
In December 2022, while performing stucco repairs, the contractor uncovered areas of corroded structural steel at several elevations. These conditions included:
- Balcony steel supporting HVAC units on the North Elevation
- Steel beneath storefront assemblies along the common walkways
- Structural steel supporting private balconies on the South Elevation
BECI then performed a new round of investigations to determine the full extent of the deterioration. The corrosion showed significant section loss and required immediate attention.
This discovery shifted the project from restoration to a structural remediation initiative. The team made key decisions that improved both the safety and long-term performance of the building. The HOA agreed to relocate all HVAC units to the roof, remove the balcony structures at the North Elevation, and redesign the impacted areas to create a stronger and cleaner building profile.
The Restoration Process
Beginning in January 2024, Valcourt removed corroded steel, repaired all salvageable structural elements, and installed new steel across every elevation. BECI remained on site through regular QA visits, contractor coordination, and construction administration to ensure every repair met engineering requirements, industry standards, and the design intent.
By July 2024, all steel repairs were complete, and the building began to take shape again. Between August and September, the Valcourt team installed:
- New storefront windows along the common walkways and all elevations
- New railings at walkways and private balconies
- Complete EIFS and stucco repairs
- New deck coatings at all walkways and balconies
- A new HVAC chase at the North Elevation in place of the old balcony structures
In September 2024, BECI completed its final walkthrough alongside the HOA and Valcourt.
The Result
The Turtle Walk project highlights how early action and clear insight can prevent larger structural issues. By responding quickly to new Florida structural requirements and conducting a detailed inspection of their building, the HOA avoided a far more costly emergency.
With the help of both BECI and Valcourt, structural steel hazards were identified and repaired, the building envelope was strengthened, HVAC units were moved to the roof to reduce corrosion risks, and all major exterior components were updated to modern standards.
The completed work brings the property in line with Florida’s Milestone Inspection expectations and creates a safer, more durable, and visually improved building. With the restoration finished, the HOA will enter its Phase I Milestone Inspection with confidence and documentation that reflects responsible ownership.
Our Team
BECI’s engineers, project managers, and building enclosure consulting specialists guided this project from the initial survey through construction closeout. Our team’s combined expertise helped the HOA navigate evolving regulations, design requirements, and unexpected structural conditions.
Our goal is to help owners make informed decisions that protect their buildings and the people who live and work in them. If you are preparing for a mandatory milestone inspection or need clarity about the condition of your building, we are here to support you.
Interested in Protecting Your Building’s Future? Let’s talk. We are here to support you in making better decisions about your building enclosure.
