Who We Help
Design professionals & licensed engineers
GCs, contractors & real estate developers
Select your role above to see resources tailored specifically for you.
Technical references and coordination tools for Florida design and engineering professionals working on inspections, restoration, and new construction.
Link to the Florida Building Code site and FBPE statutes/rules . The 8th Edition (2023) is in effect, while the 9th Edition (2026) is in development.
Before/after examples, lessons learned, coordination points, and technical challenges from real Florida restoration projects – useful for design and specification.
A simplified and easier to navigate version of The Florida Statutes covering threshold and special inspection requirements for design professionals.
An engineering-focused look at where threshold inspections and envelope coordination commonly go wrong – and how to avoid those issues on your projects.
A practical guide to early structural warning signs in coastal Florida buildings – useful context for inspection and renovation plaining.
Download our Small Business Certificate for use in city project submissions and procurement processes across Florida municipalities.
Understand your rights, your building’s inspection requirements, and what questions to ask your board and property manager.
A concise guide for avoiding late-stage surprises related to existing conditions, deferred maintenance, envelope issues, and code-related triggers.
Before/after examples, lessons learned, coordination points, and technical challenges from real Florida restoration projects – useful for design and specification.
Resource Page, includes DBPR construction industry licensing resources as an official reference point.
Why Early Structural Review Matters in Florida Projects
One-Pager
Good for developers, GCs, and construction partners.
A PDF explaining Florida’s Threshold Inspection process as it applies to the replacement of Windows, doors and sliding doors in condo communities.
Technical and regulatory questions our design and construction partners ask most often. Click any question to expand.
A Threshold Inspection is a construction-phase inspection required under Florida Statute 553.79 for buildings classified as “threshold buildings.” It is performed by a licensed architect or engineer who monitors and verifies that critical structural elements are built correctly during construction or significant renovation.
What qualifies as a threshold building?
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The special inspector’s findings are documented in a signed and sealed report submitted to the building official, which becomes part of the permanent building record.
The 8th Edition (2023) of the Florida Building Code is currently in effect statewide. The 9th Edition (2026) is in development and not yet adopted.
Florida updates its building code on a three-year cycle, with the Florida Building Commission responsible for adoption and amendments. Key areas of interest for structural and envelope professionals include:
Chapter 16 — Structural loads, including wind load provisions critical for coastal and high-velocity hurricane zones (HVHZ)
Chapter 17 — Special inspections and structural observation requirements
Chapter 19 — Concrete, including cover requirements relevant to durability in coastal environments
Florida-specific amendments to the International Building Code that differ from the national model code
For licensing, the Florida Board of Professional Engineers (FBPE) governs engineering practice. Current rules and statutes are available via the FBPE website and the Florida Building Code Online portal.
On Florida projects — particularly those involving existing buildings, coastal sites, or phased construction — bringing a structural engineer in early is one of the most cost-effective risk management decisions a developer or GC can make.
What early engagement typically uncovers:
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Biller Reinhart frequently partners with developers and GCs at the due diligence phase, before contracts are signed, to provide a realistic picture of structural conditions and scope.
Threshold inspection coordination is one of the more administratively complex requirements in Florida construction. Here are the key points design professionals need to manage effectively:
Responsibility and authority:
The threshold building inspector (TBI) is the licensed engineer or architect of record who oversees the inspection program. The TBI must be retained by the owner — not the contractor — which affects how this role is established in the project delivery process.
The Threshold Inspection Plan (TIP):
Before construction begins, a written plan must be submitted to the building official outlining which structural elements will be inspected, the inspection frequency, and the qualifications of inspection staff. This document drives the entire inspection program.
Common coordination pitfalls:
Coastal Florida buildings face some of the most aggressive conditions for concrete longevity anywhere in the country. The primary mechanism is chloride-induced corrosion — salt from ocean air, spray, and groundwater penetrates the concrete and attacks the steel reinforcing bars (rebar) inside.
The deterioration sequence:
Design and specification implications:
For architects and engineers, coastal durability planning should include adequate concrete cover per ACI 318 and Florida Building Code Chapter 19, use of low water-cement ratio mixes, consideration of supplementary cementitious materials (SCMs), corrosion-inhibiting admixtures on high-exposure elements, and protective coatings or deck membranes on horizontal surfaces. For existing buildings, understanding the stage of deterioration informs whether repair, rehabilitation, or section replacement is the appropriate intervention.
These terms describe distinct stages of the same deterioration process and carry different implications for assessment, urgency, and repair scope.
Concrete Delamination:
Concrete Spalling
For specification and contract purposes: delamination is typically addressed by saw-cutting and removing the delaminated section followed by structural patching. Spalled areas require the same approach but may also require evaluation of rebar section loss before repair. Both conditions should be documented with repair drawings and material specifications from the engineer of record.
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