• Aerial drone photo of Smart Brickell Tower I in Miami, FL during its developer turnover report inspection.

Project Overview:

Background: The transition of building ownership from developer to condominium association is a crucial process, particularly in Florida, where statutory requirements are stringent. Florida Statute §718.301 mandates that, once a certain percentage of condominium units are sold to non-developer homeowners, the developer must turn over specific documents to the association, including a Developer Turnover Report.

Habitat Group USA, LLC enlisted the expertise of Building Mavens, Inc. to prepare a comprehensive Developer Turnover Report for Smart Brickell Tower I, a mixed-use development in Miami, Florida. This report was essential for ensuring compliance with Florida Statutes §718.301 (4)(p) and (q), providing detailed insights into the building’s condition and the maintenance required for its various systems and shared facilities.

Project Scope:

Property Overview: Smart Brickell Tower I is a 24-story mixed-use building, occupying a 0.59-acre parcel in Miami, FL, strategically located between I-95 and the Miami Metrorail along SW 9th Street. The development includes commercial spaces, residential condominiums, and a hotel, with shared facilities that require careful management.

Building Details:

  • Ground Floor: Lobby, valet, concierge, and service rooms
  • Mezzanine: Office and housekeeping facilities
  • Eighth Floor Pool Deck: Two pools, gym, sauna, and spa
  • 24th & 25th Floors: Multi-use spaces, lounge, and terraces
  • Vertical Transport: Two stairwells and four elevators (two serving the hotel, two serving the condominiums)

Shared Facilities and Common Elements: The shared facilities include all common areas, systems, and equipment within the building, collectively maintained by the associations without singular responsibility.

Evaluation Procedure:

Purpose and Scope: The Developer Turnover Report aimed to deliver a detailed evaluation of the property’s systems, including their current condition, useful life, and estimated replacement costs. The evaluation covered critical components such as:

  • Roof
  • Structural Integrity
  • Fireproofing and Fire Protection Systems
  • Plumbing
  • Electrical Systems
  • Waterproofing and Exterior Painting
  • Windows and Exterior Doors
  • Elevators
  • HVAC Systems
  • Swimming Pool, Spa, and Equipment
  • Pavement and Parking Areas
  • Drainage Systems
  • Irrigation Systems

Assessment Approach: Building Mavens employed a methodical approach to the assessment, guided by ASCE and ASTM standards. The process involved reviewing construction documents, conducting interviews with property staff, and performing site inspections of visually accessible elements. This approach ensured that the evaluation was both comprehensive and representative of the entire project, adhering strictly to Florida’s regulatory requirements.

Document Review: Key documents reviewed included:

  • Record/Permit/Construction Drawings
  • Shop Drawings and Submittals
  • Component and Material Warranties
  • Payment Applications and Certifications

Site Evaluation: Inspections were carried out on February 27 and March 14, 2024. Habitat Group USA LLC provided access to the property, allowing for a thorough examination of the building’s systems. The evaluations focused on visually accessible areas, with no material testing or hidden element inspections unless specifically stated.

Cost Opinions: Building Mavens provided preliminary cost estimates for replacing the condominium property systems listed in the Florida Statutes. These estimates were derived from various sources, including equipment manufacturer websites, estimating databases, payment applications, city cost indexes, and our extensive experience. However, it was noted that these estimates were not bids, and actual costs could vary based on material quality, design specifics, and market conditions.

Limitations: The report’s conclusions were based on information available at the time and the accuracy of provided data. Building Mavens reserved the right to amend or revise opinions should additional information come to light.

Outcome: The Developer Turnover Report for Smart Brickell Tower I provided Habitat Group USA, LLC and the condominium association with a detailed understanding of the building’s systems and shared facilities. The report ensured compliance with Florida Statutes and equipped the association with the information needed to manage the property effectively, safeguarding its long-term value and structural integrity.

Final Thoughts: Building Mavens remains committed to providing expert assessments that help clients navigate the complex transition of property ownership. Our Developer Turnover Report for Smart Brickell Tower I speaks to the importance of thorough, compliant evaluations in ensuring the safety and longevity of Florida’s residential communities.