Service
Turnover Services
Engineering inspections and evaluation performed during the statutory turnover process under §718.301, Florida Statutes, at developer-to-association handover.
- Verification
- Florida PE-led engineering, delivered to the Fortis Standard
- Updated
- September 10, 2026
The Direct Answer
What Is A Turnover Inspection, And Who Is It For?
A turnover inspection documents building conditions when control of a condominium association passes from the developer to the unit owners through the statutory turnover process under §718.301, Florida Statutes. Fortis performs the inspection with a Fortis PE and Inspector, and a licensed Florida professional engineer signs and seals the engineering report.
Authority: , Florida Statutes.
What Happens At Handover?
Under , Florida Statutes, the developer must deliver the association’s records at turnover, including a turnover report attesting to the required maintenance, condition, useful life and replacement costs of each of the following components:
- Roof
- Structure, including load-bearing walls and primary structural members
- Fireproofing and fire protection systems
- Plumbing
- Electrical systems
- Waterproofing and exterior painting
- Windows and exterior doors
The Fortis inspection is performed by a Fortis PE and Inspector. A licensed Florida professional engineer signs and seals the engineering report.
The engineering assessment is prepared under the responsible charge of the Engineer of Record and sealed when required by the agreed scope, working to the Fortis Standard.
Which Associations Commission One?
Newly transitioned associations taking over a building from its developer, and boards that want the handover condition recorded before capital planning begins.
Boards commonly commission an independent inspection when the developer’s report is incomplete, when defects are suspected, or before the statutory window to raise construction claims closes — confirm the applicable deadlines with association counsel.
Where a board needs a broader assessment of the whole building for planning purposes, a building condition survey is the wider scope; where a specific failure needs a cause, that is a forensic investigation.
What The Board Uses It For
The turnover report is the association’s baseline for construction-defect claims, warranty questions and its first reserve study. A board that receives a incomplete or insufficiently documented report can commission an independent turnover inspection so its own engineer of record establishes the condition on the day responsibility transfers.
Which Counties Does Fortis Serve?
Fortis performs turnover inspections for associations 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 Turnover Questions
What is a turnover inspection?
A turnover inspection is the engineering inspection performed when control of a condominium association passes from the developer to the unit owners under §718.301(4)(p), Florida Statutes. Florida law requires the developer to deliver a turnover report attesting to the required maintenance, condition, useful life and replacement costs of the roof; the structure, including load-bearing walls and primary structural members; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; and windows and exterior doors. Fortis performs the inspection with a Fortis PE and Inspector, and a licensed Florida professional engineer signs and seals the engineering report.
Is a turnover inspection required by Florida law?
Yes. §718.301(4)(p), Florida Statutes requires the developer to deliver a turnover report on the common elements — roof; structure, including load-bearing walls and primary structural members; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; and windows and exterior doors — attesting to the required maintenance, condition, useful life and replacement costs of each, when control of the association transfers to the unit owners. Fortis performs an independent turnover inspection with a Fortis PE and Inspector, and a licensed Florida professional engineer signs and seals the engineering report.
Why would a board commission its own turnover inspection?
An independent, sealed record documents the condition transferred to the association and supports its review of defect claims, warranty questions, reserve planning and maintenance priorities.
What does the turnover report cover?
The common elements — roof, structure, exterior, plumbing, electrical, fire protection and the other systems the association will now maintain. The report attests to the condition, required maintenance and estimated remaining useful life of those elements.
Who performs and seals the turnover inspection?
A Fortis PE and Inspector perform the turnover inspection, and a licensed Florida professional engineer signs and seals the engineering report to the Fortis Standard.
Scope reference
The Condition On The Day Responsibility Transfers
A turnover inspection records the building’s condition at developer-to-association handover; the engineering assessment is sealed when required by the agreed scope.
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.