Wind Mitigation advise on condo

Ok, I consider myself pretty knowledgeable regarding wind mitigation, but this condo is completely different from any other home I’ve done wind mits on. The subject condo unit is the first level of a two story condo building. The subject condo unit is 1974 construction, all concrete including the ceiling between the first and second level units. The roof is a combination shed style with concrete tile and flat with TPO membrane. There is no attic access to verify roof to wall connectors. Older windows and doors. Am I missing any thing or is there basically nothing here in their favor? I guess my only question is, since the subject condo unit is first level with a poured concrete slab as its ceiling, would anyone check E. Structural reinforced concrete roof.

That sounds reasonable to me. Is the owner responsible for the roof or is there an hoa/coa involved?

Thanks Charles. Yes, the HOA is responsible for the roof. So I’m sure we can all agree that a wind mitigation is to determine how well a home may resist damage from a hurricane or windstorm by the building features and technics. So you would think If the first level condo (subject condo) is all concrete including a 100% concrete slab as the ceiling between floor levels that it wouldn’t be impacted in anyway if the roof below off of the second story unit. Even air pressure would not be affected by any changes above. They are completely isolated from each other by the concrete slab in between. Any other thoughts? Anybody?

I feel them same from a technical standpoint. From a transaction standpoint, it’s my experience that the hoa will provide the windmit in these cases.

Please correct me if I’m wrong but the Wind Mit is not a ‘requirement’, rather a way for home owners to ‘obtain reductions’ in their insurance. The Wind Mit was mandated by state legislators after insurance went through the roof! Insurance companies were forced to come up with some form of discounts and the Wind Mit inspection was born.

With this being said, would it be best to recommend to this homeowner, unless they know they have completed approved upgrades, the Wind Mit will not benefit them and to just save the money and put it toward the higher insurance payment? If you do the inspection they get no credits and waste the inspection cost. Thoughts?

You are correct, a wind mit is not a requirement, however, I’ve had several customers lately tell me that their insurer is demanding a wind mitigation report before they can issue a policy on the closing of their home. But then again, the customer has a lot of information thrown at them during a real estate transaction.

I had a client schedule a 4-Point and Wind Mit and after getting all my property research and owners documents together, they called back a couple of days prior cancelling. They said the insurance company was sending their inspector out to complete it! I simply said ok but just be aware that is a conflict of interest and may not benefit you for any credits you are eligible for! Never followed up but he’s in a very large property investment family in the area. Anyone had this happen?

I have run into this several times. Each time it was because the insurance company was trying to verify when the roof was last installed. If I was not able to locate a permit, I would make my best guess and put a year on the form. I would also put “est” next to the date. So far they have gone through if the roof was not very old.

I just got a call yesterday from a client wanting a wind mit on a home built in 2018 from USAA.
I gave her my insurance company reps phone number, and now she has insurance, much cheaper, and without a wind mit.

I know…I shorted myself…not really…“long term investment”. :slight_smile:

Wow… sad to see people get screwed by their own insurance company. Good on you sir!

I get a lot of calls from people who are getting new insurance and they are asked for a wind mit but their home is only a few years old. The other day the client was purchasing a home built in 2016. He wanted a home inspection and wind mit. When I saw the age of the home, I told him to contact the insurance company and make sue they understand that the home is post FBC. As with almost every case where I encounter this, the insurance company is just programmed to ask for the wind mit and do not take the time to realize that a wind mit will not benefit the customer. In all but a few cases, the insurance company then tells them that the wind mit is not needed.

I get a lot of good will when I tell the customer that I will do what they want but that they do not need the inspection.

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I have been doing this for clients to save money as as well, if the home is built after 2001 code? I always wondered how would the insurance know if there were clips, or double wrap straps for example? Or what type of opening protection if any present. Is the difference too little to really matter?