THRESHOLD INSPECTION

Project Guide for HOA Boards and Property Managers


Threshold Inspection is the final phase of a repair project—and the phase that protects your investment. Even the best specifications and drawings only succeed when the work is installed correctly in the field. Our inspection process is designed to verify that the contractor’s work matches the project requirements and performs as intended.

Why Inspection Matters

A key goal of Construction Inspection is confirming that required work is inspected and tested with PASS results. Documented PASS performance is far more valuable than relying on a limited warranty—especially warranties that often include broad disclaimers and exclusions. Quality is proven during construction, not assumed afterward.

Florida Threshold Inspection Update: Window & Door Replacements in Threshold Buildings. New Enforcement for Special Inspectors / Threshold Inspectors

Florida building officials are now enforcing stricter requirements for window and door replacement projects in Threshold Buildings. On January 26, 2026, the Florida Building Commission, DBPR, and BOAF issued Binding Interpretation No. 318 confirming that replacement windows are considered a modification to the building’s structural system and must comply with Florida Building Code Section 110.8.1.

What This Means

Windows and doors are critical components of the building envelope. Although they are not part of the Main Wind Force Resisting System (MWFRS), they are component and cladding elements that receive and transfer wind loads to the building structure.

Because of this interpretation, replacement of windows and doors in Threshold Buildings may now require:

  • A Special Inspector / Threshold Inspector

  • A Structural Inspection Plan

  • Independent structural inspections during construction

  • Inspection reports uploaded to the permitting authority

  • Engineer and contractor coordination throughout the project

This enforcement has become significantly stricter throughout Florida following increased statewide scrutiny after the Surfside condominium collapse.

What Is a Threshold Building?

Under Florida Statute 553.71, a Threshold Building is generally any building:

Greater than 3 stories

More than 50 feet in height

Or assembly occupancies exceeding 5,000 square feet with occupant loads greater than 500 persons

Examples include:

  • High-rise condominiums

  • Towers

  • Hotels

  • Large multifamily buildings

  • Certain commercial and assembly structures

Who Prepares the Structural Inspection Plan?

The Structural Inspection Plan must be prepared by the Engineer or Architect of Record.

The plan must clearly define:

  • Inspection procedures

  • Inspection frequency

  • Critical structural components

  • Installation verification requirements

  • Documentation procedures

  • Reporting requirements

Threshold inspection protocols required under Florida Building Code Section 110.8.1

The Structural Inspection Plan serves as the governing document that the Special Inspector follows throughout the project.

Who Performs the Window & Door Inspections?

Window and door inspections on Threshold Buildings must be performed by the Special Inspector hired by the owner acting as third-party.

Local jurisdictions are not permitted to perform duplicate threshold inspections once a Special Inspector has been assigned to the project.

After inspections are completed, the Special Inspector is responsible for uploading inspection documentation and reports.

Why Window & Door Projects Are Now Affected

Binding Interpretation No. 318 clarified that window and door replacements constitute modifications to the building’s structural system because these systems:

  • Transfer wind loads

  • Affect anchorage performance

  • Influence waterproofing integrity

  • Impact building-envelope safety

  • As a result, many Florida jurisdictions now require threshold inspection compliance for:

  • Window replacement permits

  • Door replacement permits

  • Storefront systems

  • Curtainwall replacement

  • Exterior envelope modifications

This enforcement is especially active in:

  • Miami-Dade County

  • Broward County

  • Palm Beach County

  • Collier County

  • Marco Island

  • Coastal high-rise jurisdictions

Threshold inspection requirements may apply to:

  • High-rise condo window replacement

  • Exterior door replacement

  • Balcony restoration

  • Façade restoration

  • Structural waterproofing

  • Concrete restoration

  • Building-envelope repairs

  • Structural renovations

Projects Typically Not Requiring Threshold Inspection

Threshold inspections are generally not required for:

  • Single-family homes

  • Duplexes

  • Townhomes

  • Small low-rise commercial buildings

  • Buildings that do not meet the Threshold Building definition

Final interpretation remains subject to the local building official and permitting authority.

Related Florida Condo & Structural Safety Requirements

Following the Surfside condominium collapse, Florida also implemented:

  • 25-year / 30-year Milestone Inspections

  • Structural Integrity Reserve Studies (SIRS)

  • for older condominium and cooperative buildings three stories or higher.

  • Although separate from threshold inspections, these programs frequently involve:

  • Structural engineers

  • Special Inspectors

  • Building-envelope evaluations

  • Concrete restoration consultants

Need Assistance With Threshold Inspection Compliance?

We assist owners, condominium associations, contractors, and property managers with:

  • Threshold Inspector services

  • Structural Inspection Plans

  • Window & door replacement compliance

  • Permit support

  • Special Inspection coordination

  • Building-envelope inspections

  • Engineering documentation

  • High-rise façade and structural consulting

Contact Us

Before beginning a window or door replacement project in a high-rise building, verify whether your property qualifies as a Threshold Building. Early coordination with the design professional, contractor, and Special Inspector can help avoid permit delays, failed inspections, and costly project interruptions.

Get Started