The engineering firm Simpson Gumpertz & Heger (SGH) has completed its structural and geotechnical investigation of The Rialto, following a comprehensive six-month-long investigation. SGH is a highly respected national engineering firm known for its expertise in complex structural and building-performance challenges. Throughout SGH’s investigation, The Rialto has remained committed to ensuring a thorough and responsible process.

Simpson Gumpertz & Heger (SGH) Structural and Geotechnical Investigation:

The Rialto Apartment Building, Orlando, Florida
Download the full Report and Appendices HERE.
 

• This report details the engineering services and findings of Simpson Gumpertz & Heger Inc. (SGH) for the structural and geotechnical investigation of The Rialto Apartments (Rialto) building located at 7343 Sand Lake Road in Orlando, Florida. [SGH Report, Preamble]
• In summary, SGH's investigation indicates that the primary damage observed within Unit Stacks X45 and X47 resulted from localized loss of support beneath the ground slab associated with ongoing site downward displacement. [SGH Report, Page v]
• The observed Building downward displacement is most likely the result of a deep-seated subsidence mechanism consistent with soil raveling into void spaces in the underlying limestone, also known as karstic or sinkhole conditions. [SGH Report, Page iii]
• No other cause for the downward displacement has been identified. [SGH Report, Page iii]

• On the day of the evacuation (March 19, 2026), The Rialto mobilized the engineering firm of Simpson Gumpertz & Heger (SGH) to investigate the cause of the damage to the building. SGH arrived in the afternoon and began its initial investigation.
• As reported to City of Orlando building officials on April 1, 2026, SGH’s  initial investigation revealed a gap between the soil and the ground level slab that extends underneath the load-bearing wall footing between Stacks 45 and 47. The lack of soil support below the slab-on-grade between Stacks 45 and 47 resulted in downward displacement or other downward movement of the slab and wall. 
• On April 10, 2026, a foundation repair company placed grout below the slab to fill the gap between the soil and the underside of the concrete slab and the strip footings in the gap under Stacks 45 and 47 to re-establish intimate contact and support the structure. A geotechnical engineer from SGH was on site to monitor and inspect this work.
• SGH continued its subsurface investigation to determine the cause of the gap and released its final report on September 17, 2026.

• From the beginning, The Rialto’s top priority has been the safety and well-being of our residents. The Rialto put a premium on communicating with residents to provide them with updates and actionable information in real time. A link to all resident communications relating to this event can be found here: Resident Communication Archive.
• The Rialto provided a range of logistical and financial support. Initially, The Rialto provided $1,000 per apartment to help cover expenses while residents were out of the building but before the extended timeline for the investigation was known, and we assured residents they would not be charged rent for any days they were not occupying their units.
• For months, The Rialto had a team of people on site, daily, to assist residents in retrieving their belongings until we arranged for moving companies to work directly with residents.
• Once The Rialto received an engineering letter on April 1 and knew that at least two months would be required for a thorough subsurface evaluation, we made sure residents had clear options and support as they made decisions about their leases.
• Residents who preferred to move forward with a lease termination were offered several forms of support to assist with their transition. These included:
  • the packing and moving of their belongings by a professional mover to a location of the resident’s choice within a 25-mile radius of The Rialto;
  • an additional payment of $2,000; and
  • for residents who chose to live at another Northland community, a two-month rent concession.
• For residents who chose to accept this assistance, a release of claims was required as part of that process.
• Residents also had the option to terminate their leases without signing the release. For those residents, The Rialto arranged for professional movers to pack their belongings and make them available for pick up at the community.
• For residents who preferred to maintain their leases while the investigation continued, rent was not charged, as occupancy remains prohibited.
• As of September 17, 2026, residents of 181 apartments (96% of rented apartments) have chosen to terminate their leases. 
• As of September 17, 2026, residents of 178 apartments (95% of rented apartments) have already moved.

• The Rialto worked with city officials, emergency responders, and engineering professionals to assess the situation at the building since the evacuation on March 19, 2026.
• The Rialto's top priority continues to be the safety and well-being of our residents, and 95% of residents have already relocated since the building’s evacuation. 
• SGH has conducted a careful assessment of the building and the subsurface, and our focus has been on ensuring a thorough and responsible investigation process.
• Beyond that, The Rialto cannot comment on litigation.

• The Rialto has responded to all requests from residents’ insurance carriers received to date and continues to do so.
• Inquiries from insurance providers should be sent to Ellen Jane Albanese at [email protected], who is providing all available information expeditiously.

The mailing address is PO Box 690456 Orlando FL, 32869