North Miami condo faces lawsuit over unresolved fire safety violations

Residents at the Three Horizons East condominium in North Miami say they are worried about their safety and the future of their homes — as the building faces a lawsuit from Miami-Dade County over longstanding fire safety violations.

The lawsuit stems from dozens of fire code violations, some dating back more than a decade. In court filings, the county claims the condominium association agreed to correct the issues under a 2023 settlement agreement but has failed to comply.

“Our most recent fire inspection of Three Horizons was conducted yesterday (February 4th),” a Miami-Dade Fire Rescue spokesperson said in information provided to NBC6 Investigates. “Unfortunately, the condominium has not complied with the terms of the settlement agreement.”

'It's rotten here.'

Frustration boiled over at a recent gathering of residents, where neighbors shouted calls for “transparency” and “accountability.”

“It’s rotten here. It’s rotten here,” said unit owner Ida Bell.

Another resident, Manuel Ferreira, said he fears the situation could force people out.

“My fear right now is that everybody is going to be kicked out of the building,” Ferreira said.

Bell added simply: “I need my apartment.”

Residents invited NBC6 inside to show some of the conditions they say inspectors flagged, including broken doors that do not properly close, issues with fire sprinkler and standpipe systems, and self-latching doors that fail to secure.

“The fire inspector told him you need to keep this door closed,” one resident said.

History of management controversy

NBC6 Investigates has previously reported allegations of financial mismanagement at Three Horizons East, tied to its former property manager, Michael Curtis.

Since that reporting, Curtis has been arrested three times based on accusations of theft at three different communities he managed. He has pleaded not guilty and is awaiting trial.

The Florida Department of Business and Professional Regulation (DBPR) also revoked the licenses of Curtis and his company, BDM Property Management. After that, Curtis’ 86-year-old stepfather, Bruce Cramb, took over management at Three Horizons East.

Condo is on the city's radar

North Miami Councilmember Kevin Burns said the building has been on the city’s radar for years.

“My concern is that if this organization that manages this property is getting arrested and having charges filed against them at multiple other locations,” Burns said. “Why cannot we as a city help protect our residents?”

He pointed to their water bill showing nearly $300,000 in outstanding charges.

“That was allegedly being paid by the management company, which we have no record of. It has not happened,” Burns said, adding, “The city does not want to come in and shut the water off to hundreds of residents in this building because of no fault of their own.”

Condo association responds

When NBC6 attempted to speak with board members during our visit, we found a note on one of the unit doors, instructing us to go to the third floor for a statement.

Eventually, the association’s attorney, Stuart Zoberg, arrived.

Zoberg says he’s been in touch with the county about the fire code violations.

“They’re aware that at the moment the building doesn’t have the money,” Zoberg said, adding that he asked the county for additional time.

Miami-Dade Fire Rescue confirmed the county is moving forward with legal action because the association has not complied with the 2023 settlement agreement.

“You know, you have some people not paying maintenance, so it's hard for the association to run,” Zoberg said, while a resident shouted, “not true, not true.”

“So, okay, they claim that it's not true. The board says it is true,” Zoberg responded.

Both the association and several owners have accused each other of fraud and theft – something now being reviewed by a court-appointed receiver.

When asked whether the building could ultimately be deemed unsafe, forcing residents out, Zoberg acknowledged the concern.

“When you ask it that way, of course, it’s a legitimate concern,” he said. “And we’re exploring several different options.”

He told us that it includes potentially “divorcing” its current management.

In an email to residents following NBC6’s visit, unit owners were informed that Cramb had been fired. The association also said it is searching for new management with no ties to its current vendors.

State records now show Cramb voluntarily surrendered his license after DBPR recommended its suspension. His attorney described the decision to surrender his license as “voluntary, negotiated, and driven by Mr. Cramb’s retirement.”

'We need help'

Some residents say many vulnerable people live in the building.

“We have elderly people here,” said unit owner Wendy John. “We need help.”

“We’re wondering where all our money went,” Jason Bahrt added.

NBC6 reached out to Miami-Dade Fire Rescue and the County Attorney’s Office to ask what happens next with the building. They told us they don’t comment on pending litigation.