Cracked Column in a Panama Condo: What to Do Now
Short answer: Move away from the area, report it in writing to the board, document it safely, and demand a written inspection by a licensed structural engineer. Columns are common property, so the repair is collective and is the building’s responsibility, not yours alone.
A damaged column is one of the most serious situations after an earthquake. Here is how to act calmly and keep everything documented.
What to do right now
- Stay away from the area and keep others away.
- Notify the administrator and board immediately, in writing.
- Photograph and film the column from several angles, with the date. Do not put yourself at risk to do it.
- Demand a structural inspection by a licensed engineer or architect, with a written report.
- If there is obvious danger, contact emergency authorities.
Why it is serious
Columns, beams, slabs and foundations are essential common property (Law 284, art. 16). They hold up everyone, not just you. This is not a private matter: the decision and the repair are collective.
What NOT to do
- Chip, patch, wrap or paint the column before inspection.
- Cut or drill it to run pipes or cables.
- Try to reinforce it yourself.
- Move back into the area without a written all-clear from an engineer.
Who responds and who pays
- The structural repair is the building’s. It is paid through common fees (art. 25), the building’s earthquake insurance if it applies, the Contingency Fund with 51% approval (arts. 46 to 48) or a special assessment approved by the owners (art. 35).
- The board must act: it can hire technicians and, if urgent and indispensable, authorize an extraordinary disbursement without waiting for the meeting, informing the owners (art. 80).
- Damage inside your unit (furniture, finishes) is covered by your policy if you have one (art. 56).
If the damage is severe
If the Fire Department determines the building threatens collapse, the owners can decide to rebuild or demolish with the favorable vote of 75% of units representing at least 75% of the building’s value (art. 105). There are also specific rules if the building lost 66% or more of its value (art. 104) and on the use of insurance proceeds (art. 106).
Buying or renting a unit? Ask this first
If you are considering a unit in a building that felt the earthquake, ask for the engineer’s written report, the insurance policy and the last meeting minutes before paying any deposit.
Frequently asked questions
Can I keep living in my unit?
Only if a licensed engineer confirms it in writing.
Can I require the board to act?
Yes. If it does not, 20% of owners current on fees can call an extraordinary meeting (art. 64).
Do I need a lawyer?
It is advisable if there are disputes with the board, insurance claims or significant losses.
Informational only. Only a licensed engineer can evaluate a column’s safety.
Related guides
Cover image: NOAA National Geophysical Data Center, public domain, via Wikimedia Commons. Illustrative image.