Every building ages. Yours can age well.

Construction Solutions, Inc. is a structural engineering and building forensics firm in Fernandina Beach. Since 1995, CSI has inspected condominium buildings in Florida, Georgia, and South Carolina and helped their boards plan, fund, and oversee repairs.

Call 904-261-8703

Markup on a CSI drone photograph. The numbers show where engineers look on a building like this one. Select a number to see a close-up photograph from CSI's field work.

  1. Many leaks start where the window meets the wall. A controlled water test confirms the source before the board pays for a repair.

  2. EIFS is foam insulation board covered by a thin reinforced finish coat. Engineers check it for cracks, impact damage, and soft spots, and take moisture probe readings where water is likely to get in.

  3. Window corners are where cracks and leaks in EIFS often begin, where the finish meets the window frame and the sealant joint.

  4. Salt air reaches the reinforcing steel near the edge first. Engineers sound the edge, map loose concrete, and measure repair quantities.

  5. Staining under a balcony usually points to the deck above. Moisture readings show how far the water has traveled.

How CSI works with a board

Boards can engage CSI for one stage or all four. When the engineers who wrote the report also oversee the repair, the scope and its reasons carry through to the contractor.

  1. 1

    Inspection and evaluation

    Milestone inspections, building evaluations, water intrusion investigations, and drone surveys establish the condition of the building.

    Milestone inspections, building forensics, litigation support

  2. 2

    Repair drawings and specifications

    Repair drawings and specifications turn findings into a defined scope that contractors can price on equal terms.

    Engineering design, threshold inspections

  3. 3

    Reserve studies and SIRS

    Structural Integrity Reserve Studies and reserve studies show when repairs and replacements are expected and how much the association should set aside.

    Structural Integrity Reserve Studies, reserve funding methods

  4. 4

    Construction oversight

    Bidding, contract administration, and field observation check the work against the documents through closeout.

    Project management

CSI was founded in 1995, has completed more than 1,000 projects, and works from offices in Fernandina Beach and Ponte Vedra Beach.

What a site visit looks like

Engineers tap walls and slabs with a hammer, open selected areas, take moisture readings, and photograph what they find. CSI reports document conditions with those photographs.

A field worker uses a pry bar at an opening in an exterior wall.
Exterior wall finish opened for inspection. CSI field photograph. Facial features modified for privacy.
Cracking and open joints along a concrete balcony slab edge.
Concrete balcony slab edge documented during inspection. CSI field photograph.
Water from a test nozzle is directed at an exterior window and its trim.
Water spray at a window and its trim during testing. CSI field photograph.

Sea Dunes walkway restoration

On Amelia Island, CSI provided engineering and construction oversight through concrete repairs, arch reconstruction, sloped topping, decorative waterproofing, and replacement handrails.

Before

Red tile walkway beneath cream arches with metal railings.
Original red tile, cream walls, and arches. CSI field photograph.

During

Exposed wood framing around a breezeway arch before finishes.
Exposed framing shows the reconstructed arches before finishes. CSI field photograph.

After

Taupe walkway floor with a larger rectangular decorative pattern.
The walkway with its new deck finish. CSI field photograph.

See the Sea Dunes project

Explore a coastal building, roof to foundation

Select a part of the building to see what CSI inspects there and why it matters to the board.

Open the building explorer

Interactive informational 3D model of a Florida condominium building. Explore the Roof, Envelope, Balconies, Windows and Doors, Structure, and Foundation systems using the buttons below the model; each system includes an assembly view, component information, and a diagnostic path.

False-color 3D illustration of a multistory building with balconies, rooftop forms, and palm trees.

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Full-screen presentation mode for board meetings

Roof

CSI evaluates membranes, flashing, and drainage systems, then develops replacement specifications your board can fund with confidence.

View Engineering & Design

Envelope

Testing and investigation help identify how water enters and guide repairs at the source.

View Building Forensics

Balconies

CSI evaluates balcony and walkway conditions as part of structural investigations and applicable milestone inspections.

View Milestone Inspections

Windows & Doors

When owners report water intrusion, you need data. CSI uses field testing, moisture mapping, and other standardized diagnostic methods to pinpoint failures before they spread.

View Building Forensics

Structure

Structural integrity reserve studies help qualifying Florida condominium associations plan funding for major building components. Applicability depends on the building and current law.

View SIRS / Reserve Studies

Foundation

CSI evaluates signs of movement and distress in footings, slabs, piles, and grade beams.

View Building Forensics

Florida deadlines for milestone inspections and SIRS

Dates as of October 2026.

  1. May 2022SB 4-D signed into law
  2. December 2024Transition milestone deadline; cooperative SIRS baseline deadline
  3. December 2025Condominium SIRS baseline deadline
  4. TodayRequired SIRS funding in effect, subject to statutory exceptions
  5. December 2026SIRS only if aligned with a milestone inspection due by December 31, 2026
  6. OngoingPhase 2 repairs must commence within 365 days of the report

Informational only, not legal advice. Exact deadlines depend on your building's age, height, and local enforcement. Confirm the dates that apply to your association with CSI or your legal counsel.

Get your building evaluated

What clients have told us

Thank you for hosting such a productive meeting. Your attention to detail, experience, and thoughtful guidance will help ensure the success of this project. You and the CSI team are greatly appreciated.

RiverPlace HOA

I can't say enough good things about Justin! He managed to get here on short notice despite a busy schedule, he took a lot of time explaining things and answering my questions and is clearly extremely knowledgeable. I am glad that he is helping the HOA to maintain and protect our buildings and that he is coming up with a long-term plan to continue to do so. His time and expertise are much appreciated.

Shipwatch Unit Owner

Sally did a fantastic job on the Four Winds project. She represents your company well and her communication was outstanding. We definitely had the A Team between the FCC guys and Sally from CSI.

Community Management, Four Winds HOA

Nice report and thank you for your continued excellent work and supervision!

Ocean Place Board Member

Frequently asked questions

What is a milestone inspection and does my building need one?

A milestone inspection is required for qualifying residential condominium and cooperative buildings three habitable stories or higher. Under Florida Statute 553.899, the statewide default is Phase 1 by December 31 of the year the building reaches 30 years of age, then every 10 years. A local enforcement agency may use a 25-year schedule when local circumstances justify it; there is no automatic statewide coastal-distance trigger. Phase 2 is required only when Phase 1 identifies substantial structural deterioration. Call (904) 261-8703 to confirm the schedule for your building.

What is a SIRS report and is it required?

A Structural Integrity Reserve Study (SIRS) is required for covered residential condominium and cooperative buildings three habitable stories or higher, subject to statutory exclusions. It combines a visual inspection of eight statutory categories with remaining-useful-life, replacement-cost, and reserve-funding analysis. The study must be performed or verified by a licensed engineer, licensed architect, certified reserve specialist, or professional reserve analyst. CSI's licensed Professional Engineers perform SIRS engagements statewide. Call (904) 261-8703 for details.

What areas does Construction Solutions serve?

CSI serves clients throughout Florida, Georgia, and South Carolina. We have offices in Fernandina Beach and Ponte Vedra Beach, Florida. Our team regularly works on projects from Jacksonville and St. Augustine to St. Simons Island, GA and the South Carolina coast. We also serve Central and South Florida communities. Contact us at (904) 261-8703 or info@csidesign.com.

How much does a building evaluation or inspection cost?

The cost depends on the building size, number of units, scope of work, and type of inspection required. CSI provides detailed proposals with transparent pricing for every project. Contact us at (904) 261-8703 or request a building evaluation. We typically respond within 1 to 2 business days.

Can CSI help our condo association with a construction defect issue?

Yes. CSI provides forensic engineering investigations and expert witness testimony for construction defect cases. Our licensed engineers have extensive experience evaluating building failures, documenting deficiencies, and presenting findings in legal proceedings. We work with associations, property managers, and attorneys across the Southeast. Call (904) 261-8703 to discuss your situation.

Does CSI work with property management companies?

Absolutely. Property management companies are one of our primary client groups. We work closely with CAMs and management firms to coordinate inspections, evaluations, repair projects, and reserve studies for the communities they manage. We understand the reporting and communication needs that property managers require. Reach out at (904) 261-8703 or info@csidesign.com.

Talk with an engineer

Describe the building and what you are seeing. An engineer will respond within 24 hours.

904-261-8703

info@csidesign.com

Fernandina Beach headquarters

961687 Gateway Boulevard #101C
Fernandina Beach, Florida 32034

Ponte Vedra Beach office

3203 Sawgrass Village Circle
Ponte Vedra Beach, Florida 32082

Call CSI: 904-261-8703

Window perimeters