Rain in Miami arrives sideways, for hours, driven by storm winds. At Olara, here is how to read whether the envelope was tested against it, and what the record says.
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A tower with no owners yet still has a water record: field tests on window and wall assemblies, leaks found and fixed while the floors were open to the weather, and claims on the developer’s and contractor’s earlier buildings. Ask who designed the envelope at Olara, who the waterproofing consultant is, and whether the envelope test reports pass to the association at turnover.
Olara: Arquitectonica; landscape by EDSA.
Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
Impact windows and curtain wall carry laboratory ratings, but water usually enters at the joints: glass to frame, frame to slab, sealant to concrete. Field tests spray installed samples under pressure, usually by the ASTM E1105 method, to show whether the installation performs as rated. Ask how many tests ran at Olara, which failed, and what was changed afterwards.
Olara: Two assigned full sized parking spaces with EV capability per residence; twelve guest suites in the building.
A terrace is a roof over someone else’s home. Ask what membrane lies under the pavers at Olara, whether each drain has an overflow, and how high the door sills sit above the terrace surface. Garages and lower levels in Miami sit close to the water table, so ask how the levels below grade are waterproofed, which pumps keep them dry, and whether those pumps run on the generator.
A leak through a common element, such as the facade or a terrace membrane, is usually the association’s repair; damage inside the residence follows the declaration and the owners’ own policies. Mould can start within a day or two in a warm residence closed for the summer, so leak sensors and automatic shutoff valves earn their place here. The desk asks the developer of Olara for the envelope test summary in writing.
Every tower takes water somewhere once. The record shows who found it first.
Developer materials for Olara as carried on the live dossier, verified September 2026. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
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