Broward County Board of Rules and Appeals Policy #05-05 establishes procedures for building safety inspections that address structural and electrical conditions, historical records, permitting, repairs, and reporting. Its central purpose is to identify conditions that may threaten life safety and to support timely professional evaluation and corrective action.

Why Building Safety Inspection Programs Matter

Building safety inspection programs help protect occupants, property, and the long-term condition of the built environment. In Broward County, the marine climate creates conditions that can contribute to moisture penetration, deterioration, corrosion, and structural weakness over time.

Systematic visual examinations and testing procedures allow professionals to identify signs of damage before they develop into more serious hazards. By addressing deficiencies proactively, these programs can help prevent dangerous conditions, protect property values, and support public confidence in the safety of buildings.

What Policy #05-05 Covers

The policy defines the scope of structural and electrical inspections and emphasizes the role of professional judgment. The provisions address foundation integrity, roofing systems, masonry walls, floor and roof systems, framing, electrical service, branch circuits, conduit raceways, and emergency lighting.

It also addresses inspection procedures, evaluation criteria, historical documents, permit records, repairs, and written reporting. This framework supports consistent evaluations while allowing professionals to respond to different structural systems and occupancy types.

Understanding a “Threshold Building”

Within Broward County’s building safety inspection framework, a threshold building includes a building that exceeds three stories or 50 feet in height. It also includes a building with an assembly occupancy classification, as defined by the Florida Building Code, that exceeds 5,000 square feet in area and has an occupant content greater than 500 people.

Classification of Minor Buildings or Structures

The policy also describes minor buildings or structures. These include buildings or structures in any occupancy group with a gross area of less than 3,500 square feet.

A structure that houses support features, materials, or equipment necessary for the operation of the primary structure, or for any feature located on the property, is not considered minor. Elevated decks, docks, parking garages, and guardrails are also included in the Safety Inspection Program.

Building Safety Inspection Procedures

A building owner who receives a Notice of Required Building Safety Inspection must provide a written report to the Building Official within ninety days. The report must be prepared by a Florida Licensed Professional Engineer or a Florida Registered Architect.

The procedures prioritize visual examinations and allow targeted testing and analysis when necessary. Inspectors evaluate the general structural condition of the building, focus on elements that affect safety and load-bearing capacity, and recommend remedial or preventive repairs.

Purpose of the inspection

The inspection is intended to identify structural and electrical deficiencies that pose an immediate threat to life safety. It does not determine whether the building complies with the current edition of the Florida Building Code or the National Electrical Code.

Instead, the inspection evaluates the structural and electrical condition of the building to determine whether it is safe and capable of supporting the required loads.

Inspection methods and evaluation

The policy uses a systematic approach centered on visual examination and supplemented by manual techniques for closer review. Inspectors look for surface imperfections, deterioration, damage, and potential structural weakness while considering climate and environmental exposure.

Structural inspections may include review of:

• Foundations.
• Roofing systems.
• Masonry walls.
• Floor and roof systems.
• Steel and concrete framing.
• Wood framing.

Electrical inspections may include review of:

• Electrical service.
• Branch circuits.
• Conduit raceways.
• Emergency lighting.
• Infrared thermography inspections for larger electrical services.

Qualifications of Inspecting Professionals

Inspecting professionals must have the qualifications and expertise needed to recognize deterioration, damage, and conditions that do not conform to applicable codes and standards.

Professionals conducting structural inspections require a strong understanding of engineering principles and construction practices. Electrical inspectors must understand electrical systems and safety standards.

Professionals who perform infrared thermography inspections for larger electrical services must be certified as Level-II or higher infrared thermographers and must have extensive experience inspecting electrical systems in commercial buildings.

The Duty to Report

Inspectors must report findings that endanger life or property to the Building Official. The written report should identify the manner and type of inspection performed, substantial deterioration, recommended repairs, unsafe or dangerous conditions, and any items that require further inspection.

Historical documents and permit records can also provide useful context for understanding maintenance history, previous work, and areas that may require closer attention.

Mandatory Inspections and Exemptions

Mandatory inspections support building safety throughout Broward County. The policy also recognizes exemptions in certain circumstances, including some minor structures and government or state buildings.

Exemptions are evaluated according to factors such as building age, structural complexity, and occupancy type, without compromising safety standards.

Buildings over twenty-five or thirty years old

Buildings that exceed twenty-five or thirty years of age receive particular attention because structural and electrical deficiencies may develop over time. Subsequent inspections are required every ten years thereafter.

Aging, environmental exposure, corrosion, wear, and outdated electrical systems can increase risk. Inspectors therefore review these buildings carefully and may use historical documents and permitting records to better understand past maintenance and identify areas of concern.

Condominiums and cooperatives near the coastline

Condominiums and cooperatives that are three stories or higher and located within three miles of the Broward County coastline require particular attention because of saltwater exposure, high winds, moisture, and weathering.

Inspections should examine exteriors, facades, balconies, and structural elements for deterioration related to coastal exposure. Electrical systems may also be vulnerable to moisture-related conditions and require thorough evaluation.

Enforcement Measures and Consequences

The policy establishes enforcement measures for owners who do not meet inspection or repair requirements. Failure to submit the Building Safety Inspection Program report on time may lead the Building Official to choose either a Special Magistrate or a Code Enforcement Board to conduct a hearing.

If an owner does not comply with required repairs or modifications, the structure may be declared unsafe and unfit for occupation. The Building Official may also revoke a Building Safety Inspection and Certification if the written report misrepresents the actual condition of the building or structure.

Why Compliance Matters

Compliance with Policy #05-05 helps protect lives and property by supporting timely inspections, accurate reporting, and corrective action. Addressing identified deficiencies can reduce the risk of accidents, improve building resilience, and strengthen confidence in the built environment.

The policy places responsibility on owners and qualified professionals to recognize dangerous conditions, document findings, and complete the work needed to maintain safety.

Frequently Asked Questions

What is the main purpose of Policy #05-05?

Its purpose is to guide structural and electrical safety inspections, identify deficiencies that may threaten life safety, and establish procedures for evaluation, reporting, repairs, and enforcement.

Who prepares the required inspection report?

The report must be prepared by a Florida Licensed Professional Engineer or a Florida Registered Architect.

How long does an owner have to submit the report?

The owner must submit the written report to the Building Official within ninety days of the Notice of Required Building Safety Inspection.

Does the inspection certify compliance with the current building or electrical code?

No. The inspection evaluates the building’s structural and electrical condition for safety and load support; it does not determine compliance with the current editions of the Florida Building Code or the National Electrical Code.

What may happen if required repairs are not completed?

The structure may be declared unsafe and unfit for occupation, and enforcement proceedings may be initiated.

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