Highrise Building Facts Sheet

Inspections and Permitting:

• Buildings are reviewed and inspected to the current adopted codes in effect at the time of application.

• Florida Statute classifies all buildings greater than 3 stories or 50 feet as a Threshold Building.
All structural components of a Threshold Building are required to be inspected by a state-certified
Special Inspector (SI).

• Florida Building Code, (FBC), requirements per FBC 110.8 Threshold building.

FBC 110.8.1
“During new construction or during repair or restoration projects in which the structural system
or structural loading of a building is being modified, the enforcing agency* shall require a
special inspector** to perform structural inspections on a threshold building pursuant to a
structural inspection plan prepared by the engineer or architect of record.

The structural inspection plan must be submitted to the enforcing agency prior to the issuance
of a building permit for the construction of a threshold building. The purpose of the structural
inspection plans is to provide specific inspection procedures and schedules so that the building
can be adequately inspected for compliance with the permitted documents. The special
inspector may not serve as a surrogate in carrying out the responsibilities of the building official,
the architect, or the engineer of record.

The contractor’s contractual or statutory obligations are not relieved by any action of the special
inspector.”

* Enforcing Agency – An agency of local government, a local school board, a community college board of trustees, or a
university board of trustees in the State University System with jurisdiction to make inspections of buildings and to enforce
the codes which establish standards for design, construction, erection, alteration, repair, modification, or demolition of
public or private buildings, structures, or facilities.

** Special Inspector (SI) - A person certified, licensed or registered per Florida Statutes as an engineer or architect and
who has completed additional specialized training and passing written examination through the International Code
Council and achieved certification from the state as a Special Inspector (SI).

Existing Occupied Buildings

• Access to enter in an official capacity by the Building Official is limited to an active building permit,
invitation by building owner, requested by the Fire District, or providing a building code determination
related to a Code Enforcement case.

• Florida Fire Prevention Code, (FFPC), requires life safety systems, sprinkler, alarm, and emergency
lighting, to be certified annually.

• Building maintenance is the responsibility of the unit owners association per Florida Statute 718.
Building Code Updates:
The collapsed building was constructed in 1981, the contractor and developer for the Champlain
Towers have not been associated to any projects in Collier County.

• There have been 12 Code Change cycles since 1981, Building Codes are updated every 3
years.

• The Threshold Inspection Law was created and made state statute in response to the collapse
of Harbour Cay Condominium in Cocoa Beach during the placing of concrete on the roof deck
during construction on March 27, 1981.

• As a result of Hurricane Andrew, the Florida Building Code Study Commission was established
in 1996 and in 1998 the unified Florida Building Code was created and adopted state-wide in
2001.

• The Threshold Inspection Laws were incorporated into the 2001 edition of the FBC.