Florida Buildings Inspection Services Division
GAP Engineering Consulting Group

Is it time for your Building 25/30/40 year recertification?

Save time, save money, and eliminate the unnecessary pain of dealing with difficult county and city building inspectors. Our Private Provider Inspection (PPI) services reduce project timelines and increase profits for General Contractors, Roofing Contractors, New Home Builders, Renovation Contractors and Property Developers.

General Timelines for Florida Building Recertification

  • 25-Year Recertification
    Required for condominium and cooperative buildings three stories or taller located within three miles of the coastline, built on or after 1998, and every 10 years thereafter.
  • 30-Year Recertification
    All other qualifying buildings must undergo their first recertification inspection at 30 years of age and every 10 years after that.
  • 40-Year Recertification
    Required for buildings (except single-family homes and duplexes) that reach 40 years old, with subsequent inspections every 10 years.
  • Subsequent Inspections
    Following the initial mandatory inspections, buildings must be inspected every 10 years.

FL Production homebuilder hires GAP to perform new home building inspections

Commercial Developers hire GAP to perform plans review/building inspections

Roofing Contractors turn to GAP to perform inspections following Hurricanes

The USACE and Veterans Administration turn to GAP for QA/QC Inspections

FL Municipalities turn to GAP Engineers due to Building Inspector shortage

General Contractors hire GAP Engineering Consulting Group for A/MEPS design

  • Reduced Wait Times with Flexible Scheduling
  • Streamlined Processes with more efficient communication and digital platforms
  • Cost Savings Through Time Reduction with Less Downtime on Site and Accelerated Project Timelines
  • Specialized Expertise which reduces mistakes and rework and provides consistent Quality Control
  • Predictability and Accountability
  • Lower Indirect Costs with a reduced Administrative Burden and Fewer Project Delays

Faster Permitting and Inspections

Reduced Wait Times: GAP Engineering Consulting Group is more often able to schedule inspections more quickly than local government inspectors, who may have backlogs.

Flexible Scheduling: GAP offers flexible or expedited scheduling, including same-day or next-day inspections, which reduces delays in construction with no cancellation fee.

Streamlined
Processes

More Efficient Communication: GAP Engineering Consulting Group has better communication and customer service, reducing confusion and rework.

Digitized Systems: GAP uses digital platforms to manage reports, documents, and approvals—accelerating the entire workflow.

Fewer Scheduling Disruptions

Less Downtime on Site: Fewer delays mean workers and equipment aren’t left idle, saving labor and rental costs.

Accelerated Project Timelines: Completing a project faster can reduce overhead, interest on loans, and get the building to revenue generation sooner (e.g., leasing, sales, operations).

Specialized Expertise

Reduced Mistakes and Rework: Our Building inspections are highly knowledgeable in all areas of residential and commercial construction. However, we have licensed Professional Engineers that specialize in specific areas (e.g., structural, mechanical, electrical), catching issues early and accurately, which avoids costly corrections later.

Consistent Quality Control: Developers get consistent feedback from the same inspectors rather than different municipal staff with varying standards.

Competitive Edge

Predictability: Developers can better plan timelines and budgets when inspections are more predictable and efficient.

Choice and Accountability: Private Provider Inspection Firms compete for your business, which typically drives better service and performance.

Lower Indirect Costs

Reduced Administrative Burden:

Fewer Project Delays: Staying on schedule avoids penalties, extended carrying costs, or missed market opportunities.

“With the Florida construction boom, Building Department Officials are appreciative of the PPI services GAP Engineering Consulting Group provides due to limited budgeting for staff and the high demand for Plans Review and Building Inspections.”

Summary Table
Benefit How It Saves Time
Faster Scheduling Avoids construction delays
Efficient Communication Reduces confusion and rework
Expertise Minimizes inspection-related errors
Digital Tools Speeds up documentation and approval
Accountability Drives quality and performance
Project Continuity Keeps labor and equipment productive

Services & Case Studies

Expedited Inspections

  • Structural Inspections
  • Plumbing Inspections
  • Electrical Inspections
  • Mechanical Inspections
  • Pre-Drywall Inspection
  • Final Inspection
  • Builder Warranty Inspection

Request a Quote

Case Study 1
Residential Homebuilders – Central Florida

Expedited Inspections

Situation:
A national homebuilder developing hundreds of homes in a master-planned community near Orlando faced long delays in inspections from the local building department—sometimes waiting 3–5 days for basic inspections.

Solution:
The builder hired GAP Engineering Consulting Group to conduct inspections under F.S. 553.791.

Results:

  • Inspection wait time was cut to 24–48 hours.
  • Construction schedules stayed on track with fewer subcontractor delays.
  • Reduced costly idle time for crews and equipment.
  • Builder reported saving $3,000–$5,000 per home in indirect costs.

Plan Reviews

  • Energy Code Forms
  • Product Approval Lists
  • Floor Plan Reviews
  • Foundation Plan Review
  • Roof Truss Plan Review
  • Floor Framing Plan Review
  • Occupancy Load Review

Request a Quote

Case Study 2
Commercial Midrise Building Project - Orlando

Plan Reviews

Situation:
A mid-rise mixed-use building in Orlando faced a tight financing deadline. City inspectors were overloaded, and the project risked delay, affecting interest carry costs and lease pre-commitments.

Solution:
The developer engaged GAP Engineering Consulting Group for both plan review and inspections.

Results:

  • Plan review was completed in less than 7 days vs. 4–6 weeks with the city.
  • Inspections were coordinated proactively with subcontractors, keeping trades moving.
  • The project hit its target completion date, saving the developer tens of thousands in interest and preventing lease penalties.

Expedited Inspections

  • Structural Inspections
  • Plumbing Inspections
  • Electrical Inspections
  • Mechanical Inspections
  • Pre-Drywall Inspection
  • Final Inspection
  • Builder Warranty Inspection

Request a Quote

Case Study 3
Hurricane Recovery – Southwest Florida

Expedited Inspections

Situation:
Following Hurricane Ian, local municipalities in SW Florida were overwhelmed with rebuilding applications.

Solution:
Homeowners and contractors turned to GAP Engineering Consulting Group to avoid long municipal backlogs.

Results:

  • Thousands of inspections performed by GAP Engineering Consulting Group allowed for faster rebuilding of homes and businesses.
  • Local municipalities endorsed GAP as a preferred private provider.

Plan Reviews

  • Energy Code Forms
  • Product Approval Lists
  • Floor Plan Reviews
  • Foundation Plan Review
  • Roof Truss Plan Review
  • Floor Framing Plan Review
  • Occupancy Load Review

Request a Quote

Case Study 4
USACE and the Veterans Administration

Plan Reviews

Situation:
The USACE (U. S. Army Corps of Engineers), and VA are experiencing QA/QC inspection expertise shortages in General Construction and Civil Projects.

Solution:
The USACE, VA, and TEPA Inc. turned to GAP Engineering Consulting Group to provide QA/QC Inspectors for multiple Federal construction and roads projects in the upper Midwest and northern plains.

Results:

  • Our QA/QC inspectors found several serious construction flaws in existing already overdue multi-story construction projects that required the VA to issue stop orders.
  • Our Civil QA/QC Inspectors continue to work long hours to ensure that the Minnesota and Dakota Roads are well maintained.
  • Our CPARS rating is considered very good - excellent.

Expedited Inspections

  • Structural Inspections
  • Plumbing Inspections
  • Electrical Inspections
  • Mechanical Inspections
  • Pre-Drywall Inspection
  • Final Inspection
  • Builder Warranty Inspection

Request a Quote

Case Study 5
Building Inspector Shortage Averted

Expedited Inspections

Situation:
Florida Municipalities are experiencing building Inspector shortages due to high demand from Homeowners and Contractors.

Solution:
GAP and teaming partner JPI work with over 25 Florida municipalities providing Building Inspectors as requested.

Results:

  • Contractor waits for building inspections have been reduced to 24-48 hours.
  • Building Inspector proficiency has significantly increased.
  • Additional work has evolved from these existing contracts.

Plan Reviews

  • Energy Code Forms
  • Product Approval Lists
  • Floor Plan Reviews
  • Foundation Plan Review
  • Roof Truss Plan Review
  • Floor Framing Plan Review
  • Occupancy Load Review

Request a Quote

Case Study 6
General Contractors hire GAP Engineering Consulting Group for A/MEPS design

Plan Reviews

Situation:
There is a shortage of reliable and capable Engineering Firms able to take on small and large design projects.

Solution:
After several years in business, GAP Engineering Consulting Group continues to meet and/or exceed client expectations by taking on small and large complex design projects.

Results:

  • Low-cost designs
  • High Quality Architectural Engineering Drawings that meet the 2023 Florida Building Code requirements.
  • The GAP staff thrives on providing the best possible customer service even recommending other engineering firms that have that specific niche.

Are you…

  • Feeling overwhelmed trying to find a reputable and trustworthy building inspection company?
  • Ready to work with Professional Engineers and Architects who have decades of construction and design experience?
  • Planning your required 30/40-year building inspection?

If you answered yes to any of these questions, we are glad you found us!

About Us

GAP Building Inspections Services is a subsidiary of GAP Engineering Consulting Group. With more than 30 years of experience designing, building, maintaining and inspecting all types of buildings, we bring excellence, expertise and knowledge to the forefront.

Founder Scott Seigel LEED AP, C.E.M.

Scott Seigel

P.E., LEED AP, C.E.M., CxA

Vice-president Global Technical Solutions Scott Seigel served as Chapter Presidents of both ASME (American Society of Mechanical Engineers) and ASHRAE (American Society of Heating Refrigeration and Air Conditioning Engineers) with continuing membership in these organizations as well as the U.S. Green Building Council (USGBC). Scott was awarded the Canaveral Council of Technical Societies (CCTS) 2000 Technical Award for Leadership for leading the ASME Canaveral Section to its 2nd consecutive organizational wide best section award and the Charles T. Main Award for excellence in student activity at the Florida Institute of Technology (F.I.T.) Scott also is a Navy Veteran.

Contact Us

Main Office

Melbourne
6300 Wickham Rd.
Suite 130-220
Melbourne, FL 32940

Tel: +1 (321) 529-1979