Service
Special Inspections
Inspections performed at specific stages during construction that certify work quality to the building department.
- Verification
- Florida PE-led engineering, delivered to the Fortis Standard
- Updated
- September 4, 2026
The Direct Answer
What Is A Special Inspection, And When Is One Required?
A special inspection is an inspection performed during construction, at the stages the building code specifies, that certifies structural work to the building department. For threshold buildings Florida law requires a special inspector — a licensed engineer or architect — to inspect the structural elements as they are built and certify them before the work is covered.
Authority: §553.79, Florida Statutes; Florida Building Code Chapter 17.
What Does A Special Inspection Certify?
The quality of the work as it is built. The inspections take place during construction and the resulting certification goes to the building department; the association or owner receives the same record for its own files.
Typical scope on a restoration project includes concrete repairs and reinforcing steel before pours, post-installed anchors and dowels, shoring and reshoring, structural steel connections, masonry, and waterproofing tie-ins where they affect structure. Each inspection is logged against the construction sequence and the record goes to the building department, with the association receiving the same file.
Required inspection records and certifications are prepared under the responsible charge of the assigned Fortis PE working to the Fortis Standard. Attendance and inspection scope are set in writing before construction starts.
When Are Special Inspections Arranged?
Before the work begins, so the inspection schedule follows the construction schedule instead of trailing behind it. Where Fortis is already engaged on a repair project, special inspections sit alongside building restoration oversight.
Where the association wants independent review of what is being invoiced as well as inspected, owner’s representation is described separately, so the two roles are never conflated in the agreement.
Threshold Buildings
Under , Florida Statutes, a threshold building is generally one more than three stories or 50 feet in height, or with an assembly occupancy over 5,000 square feet and more than 500 occupants. Work on a threshold building requires a special inspector engaged by the owner, not the contractor, so the certification is independent of the party being inspected.
A special inspector of a threshold building must be a Florida-licensed Professional Engineer who also holds special inspector certification from the Florida Board of Professional Engineers, based on structural field-inspection and design experience or relevant industry certification (e.g. ACI, ICC, or PTI), depending on the components inspected.
Which Counties Does Fortis Serve?
Fortis performs special inspections on projects across Broward, Miami-Dade and Palm Beach.
Who Seals The Work
A licensed Florida professional engineer in — the Engineer of Record for that project — signs and seals the output, to the Fortis Standard.
Direct responsible charge is defined by Florida Administrative Code Rule 61G15-18.011 as the degree of personal control an engineer is required to maintain over engineering decisions, whether made personally or by others under the engineer’s supervisory direction, as the Engineer of Record.
Common Special Inspection Questions
What is a special inspection?
An inspection performed during construction, at the stages the building code specifies, that certifies the quality of the structural work to the building department. For threshold buildings, §553.79, Florida Statutes and Chapter 17 of the Florida Building Code require a special inspector — a licensed engineer or architect — to inspect the structural elements as they are built and certify them before the work is covered.
Who receives the special inspection certification?
The building department. The reporting is prepared and sealed by the Engineer of Record for the inspection scope, and the association or owner receives the same record for its own files.
When are special inspections arranged?
Before the work starts, so the inspection schedule matches the construction schedule rather than trailing it. Fortis states the inspection scope and attendance in writing at engagement.
What is a threshold building?
Under §553.71(12), Florida Statutes, a threshold building is generally one more than three stories or 50 feet in height, or with an assembly occupancy over 5,000 square feet and more than 500 occupants. Work on a threshold building requires a special inspector engaged by the owner, not the contractor, so the certification is independent of the party being inspected. A special inspector of a threshold building must be a Florida-licensed Professional Engineer who also holds special inspector certification from the Florida Board of Professional Engineers, based on structural field-inspection and design experience or relevant industry certification (e.g. ACI, ICC, or PTI), depending on the components inspected.
Who engages the special inspector?
The owner or association, not the contractor. Independence from the party performing the work is the point of the role, and Fortis states the inspection scope and attendance in writing before construction starts.
Scope reference
Inspected While It Is Still Visible
Special inspections are performed during construction, so the work is observed and certified at the stage it can still be seen.
Establish Where Your Building Stands
Send the property details and Fortis will confirm which requirement applies and provide a written scope before any fieldwork begins.