Quiet Night. A Sudden Collapse. A State Forever Changed.
- Gerry & Kim Rivas
- Aug 7
- 4 min read
In the early hours of June 24, 2021, Surfside’ s Champlain Towers South collapsed without warning.
It was just past 1 a.m.
Most residents were asleep.
By the time the dust settled, 98 lives were lost, and one of Florida’s worst building disasters was burned into our collective memory.
Now, over four years later, we’re still asking: What happened? Could it have been prevented? And most importantly—how do we make sure it never happens again?
What Really Caused the Collapse?
The investigation has taken years—and it’s still not over.
But the National Institute of Standards and Technology (NIST), the federal agency tasked with uncovering the truth, has zeroed in on three likely causes:
A critical flaw between a column and the pool deck slab. This connection was never up to code—even when it was built.
Steel reinforcement placed in the wrong spots. Without proper rebar where it was needed, key parts of the building were far too weak.
Heavy additions added to an already-struggling deck. Sand, pavers, and planters overloaded an area that was never designed to hold that weight.
To make matters worse, columns in the garage had been flooded repeatedly, weakening the concrete and corroding the steel inside.
It was a perfect storm—decades in the making.
And What Didn’t Cause It
There were no sinkholes. The foundation was stable. The concrete strength tested out just fine.
This wasn’t a case of nature taking over—it was human error, compounded over time, with devastating consequences.
What’s Being Built in Its Place?
Today, the site of the collapse is under construction again.
A new luxury high-rise—The Delmore—is being built where Champlain Towers once stood.
The price? Starting at $15 million per unit. Completion? Expected in 2029. Developer? DAMAC International, a firm based in Dubai. Amenities? Think sky mansions, a see-through swimming pool, private spa, outdoor kitchen, and more.
It’s high-end living with a high price tag—but to many, it feels like the story is far from over.
Where’s the Memorial?
Surfside officials approved a memorial to honor the 98 victims—a beautiful design with a flowing water wall and pieces of the original building.
But not everyone’s on board.
The city’s planning board raised concerns about the memorial’s appearance, and the project is now being revisited. Victims’ families are still pushing to make it happen.
They should be heard.
How Did This Change Condo Laws?
In 2022, Florida passed legislation that changed how condo associations manage maintenance and repairs.
Mandatory reserve funds are now required for major structural repairs.
Inspections must be done for buildings over 30 years old and taller than 3 stories.
And in 2025, new updates gave HOAs flexibility to take loans or delay reserve payments—especially in cases where residents are struggling to afford sudden increases.
It's a step in the right direction, but some say it’s not enough. Elderly residents across Florida are still losing their homes due to deferred maintenance and skyrocketing fees.
Gerry’s Take:
When I first heard about the Surfside collapse, I thought about how tragic and painful it must have been. I mean—imagine sleeping in your home and the whole building collapses. It’s heartbreaking. I couldn’t stop thinking about the families.
Now, four years later, it’s frustrating we still don’t have clear answers. There’s already a luxury high-rise going up on the site, but we haven’t finished figuring out what caused the last one to come down. That tells you where the priorities were. I honestly believe the city and local government could’ve moved faster and done more.
Are condo buildings safer today? Honestly—it’s 50/50. That’s not good enough. I see buildings in South Florida all the time where it’s clear the owner isn’t doing anything to improve the living conditions, safety, or even the look of the place. Property values here go up fast, so some HOAs and landlords cut corners thinking the market will cover up the neglect. That mentality—“insurance will pay for it”—is dangerous.
A low HOA fee might look good on paper, but it should be a red flag. Saltwater corrodes. Beachfront buildings flood. If your HOA isn’t charging enough, they’re likely not saving enough either.
At Rivas Insurance Group, we’ve made it a point to educate our clients—especially on loss assessment coverage. You need to protect yourself. Buying a condo is still an investment, and you don’t want that investment destroyed because your HOA was asleep at the wheel. That said, the responsibility isn’t only on them. As a unit owner, you have to carry the right coverage. Don’t cheap out—because it will cost you more in the long run.
Condo insurance prices are rising. Condos in Florida aren’t a “budget” option anymore. If you're thinking of buying, really review your finances—and if you move forward, buy more coverage than you think you need. Prices and risks are going up. And the condo market will keep feeling it for the next 2–3 years.
What Florida Condo Owners Should Do Right Now
If you own a condo in Florida—or are thinking about buying one—here’s what you should be doing today:
Ask questions about your building. When was the last structural inspection? What issues were found? Is there a plan to address them?
Look at the reserve funds. Don’t assume your HOA is covered. Ask for documentation and reports.
Review your insurance coverage. Most condo policies don’t cover what you think they do—especially if your building has problems.
Final Thoughts
The Surfside tragedy changed more than just laws—it changed lives. It reminded us that maintenance isn’t optional. That good enough isn’t good enough. And that asking the right questions could literally save lives.
At The Rivas Insurance Group, we’re here to help you ask those questions—and make sure your coverage answers when you need it most.
Need to review your condo policy? Call us today at 954-688-7148 or visit RivasInsuranceGroup.com. Let’s protect your home the right way.
Gerry & Kim Rivas
Founders; The Rivas Insurance Group
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