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This article summarizes Florida Statutes §553.791 as amended through 2026 (Chapter 2026-63, effective July 1, 2026). It is general information, not legal advice. Every project is different. Talk to our team about yours.
On larger Florida projects, owners often hear two terms: private provider inspections and threshold (special) inspections. They come from different statutes, cover different things, and on a threshold building you need both.
What is a threshold building?
Florida Statutes §553.71 defines a threshold building as any building that is:
- Greater than three stories or 50 feet in height, or
- An assembly occupancy exceeding 5,000 square feet with an occupant content greater than 500 persons.
A local enforcement agency may also designate other buildings as threshold buildings.
What is a threshold (special) inspector?
Under §553.79(5), during new construction, or during repair or restoration that modifies a threshold building’s structural system or structural loading, the enforcing agency must require a special inspector to perform structural inspections. These inspections follow a structural inspection plan prepared by the engineer or architect of record, which must be approved before the building permit is issued.
- The fee owner selects and pays the special inspector, but the special inspector is responsible to the enforcement agency.
- The special inspector must be a Florida-licensed engineer or architect.
- Before the certificate of occupancy, the special inspector files a signed and sealed statement that the structural load-bearing components in the threshold inspection plan comply with the permitted documents.
What does a private provider inspect?
A private provider under §553.791 performs the building code inspections required at each phase of construction for compliance with the Florida Building Code: building, structural, mechanical, electrical, plumbing and energy. They also perform plan review, and they issue the certificate of compliance at closeout. The private provider replaces the building department’s inspections; it does not replace the threshold special inspector.
Side-by-side
| Private provider inspection | Threshold special inspection | |
|---|---|---|
| Statute | §553.791 | §553.79(5) and §553.71 |
| Applies to | Any permitted project, by owner’s choice | Required on threshold buildings |
| What is inspected | All required building code inspections, every phase | Structural work per the approved structural inspection plan |
| Replaces building department inspections? | Yes | No, it is in addition to them |
| Who may perform | Licensed building code administrator, engineer or architect | Licensed engineer or architect |
| Closeout document | Certificate of compliance | Signed and sealed threshold compliance statement |
Do I need a threshold inspector?
If your building is over three stories or 50 feet, or is a large assembly occupancy as described above, and you are building new or modifying the structure, then yes, you need a special inspector. If you also choose a private provider, the private provider handles the building code inspections and the special inspector handles the structural threshold inspections.
Florida Private Providers offers both. Our team includes a PE / Special Inspector who performs building and threshold inspections, so coordination stays under one roof.
Talk to a licensed private provider
Florida Private Providers offers 3-day plan review, same-day inspections where available, and service in all 67 Florida counties. Start your project or call (941) 210-1420.