Florida Structural Engineering & Building Forensics Services | Construction Solutions, Inc.
Serving Northeast Florida since 1995. Licensed Professional Engineers, Community Association Managers, and General Contractors providing SB 4-D milestone inspections, building forensics, and project management services from our Fernandina Beach headquarters and Ponte Vedra Beach branch office.
Building Forensics & Envelope Diagnostics Across Fernandina Beach & Ponte Vedra Beach
When a building shows signs of distress, CSI's forensic team deploys a full suite of diagnostic tools to identify the root cause, not just the symptoms. Every investigation produces a clear, defensible report with recommendations tailored to your building.
ASTM E1105 Spray Rack Water-Penetration Testing of Window & Curtain-Wall Assemblies
Ground-Penetrating Radar (GPR) Survey of Reinforced Concrete & Post-Tensioned Slabs
Infrared Thermography & Tramex Moisture Mapping for Concealed Envelope Failures
Concrete Coring, Chloride-Ion Analysis & Petrographic Testing for Coastal Corrosion
- Moisture mapping and IR thermography
- Concrete coring and chloride analysis
- Water intrusion testing (ASTM E1105, E2128, and other standardized methods)
- Building envelope evaluation
- Ground-penetrating radar (GPR)
- Structural load and capacity analysis
- Roofing, balcony, and EIFS assessments
- Photographic and narrative reporting
CSI's 3D animated models trace water paths through building assemblies, showing exactly how envelope failures lead to interior damage.
Water Intrusion at Window Assemblies
Animated 3D model showing how water enters through improperly integrated window-to-wall connections in a brick veneer wall system.
Water Intrusion at Brick Base Flashing
3D animation tracing water entry at the base of a brick veneer wall caused by reverse-shingled flashing.
Balcony Waterproofing Failure
Animated walkthrough showing how compromised waterproofing membranes allow water to penetrate balcony deck connections.
Balcony Flashing Water Intrusion
3D model demonstrating water intrusion at the balcony-to-wall flashing transition.
Construction Project Management & Owner's Representation in Northeast Florida
CSI manages complex remediation and restoration projects from start to finish. As licensed General Contractors and Professional Engineers, we translate engineering findings into construction-ready specs and oversee every phase as your owner's representative.
We develop detailed construction specifications and bid documents, then manage a competitive procurement process to identify qualified contractors at fair market pricing.
CSI evaluates contractor qualifications, references, and proposals, then administers contracts with terms that protect the owner's interests throughout the project.
On-site construction observation, progress documentation, pay application review and approval, and quality control inspections at every critical milestone.
Punch list development, final inspections, warranty documentation, and project closeout to ensure all work meets specifications and contractual requirements.
- Specification and bid document development
- Competitive contractor procurement
- Contract administration and compliance
- On-site construction observation
- Pay application review and approval
- Final inspections and project closeout
Structural Engineering Design & Repair Specifications for Florida Restoration Projects
CSI bridges the gap between forensic findings and construction execution. Our team includes both engineers who design solutions and contractors who understand how to build them, so every design package reflects real-world constructability.
Structural Repair Design & Permit-Ready Drawing Sets
Restoration Specifications & Construction Document Packages for Coastal Reinforced-Concrete Structures
Florida Building Code Compliance Upgrades & ADA Retrofits
- Structural repair design and detailing
- Construction document packages
- Restoration specifications
- Permit-ready drawing sets
- Code-compliance and ADA upgrades
- New construction and renovation design
Florida SB 4-D Milestone Inspections in Northeast Florida
Florida law mandates structural inspections for condominium and cooperative buildings three stories or taller. CSI performs both Phase 1 and Phase 2 milestone inspections in full compliance with SB 4-D and Florida Statute 553.899 for associations throughout Fernandina Beach, Ponte Vedra Beach, and the Northeast Florida coast.
A licensed Professional Engineer conducts a detailed visual examination of all primary structural members and systems. Buildings 30 years or older require this initial assessment under Florida Statute 553.899. For buildings within 3 miles of a coastline (such as Fernandina Beach and Ponte Vedra Beach), the local enforcement agency may require the first inspection at 25 years rather than 30, depending on environmental exposure.
If substantial structural deterioration is identified in Phase 1, a Phase 2 investigation follows with destructive and non-destructive testing, material sampling, and detailed analysis of affected components.
CSI delivers a detailed narrative report with photographic documentation, remediation recommendations, and cost estimates. Our engineers present findings directly to association boards when needed.
- Compliance with Florida Statute 553.899
- Phase 1 and Phase 2 certified inspections
- Photo-documented engineering reports
- Remediation recommendations and cost estimates
- Board presentation of findings
- Licensed P.E. on every project
Structural Integrity Reserve Studies (SIRS) & CAI Reserve Studies for Florida Condominium Associations
Structural Integrity Reserve Studies are mandated for Florida condominiums and cooperatives under SB 4-D. Associations can no longer waive or reduce reserve funding for structural components.
CSI's licensed engineers evaluate the condition and remaining useful life of all 10 structural and life-safety components required by Florida statute, including roofing, load-bearing walls, foundation, plumbing, electrical, and waterproofing.
Beyond SIRS, CSI prepares traditional reserve studies at all CAI-recognized levels, helping boards develop long-term capital plans that balance building needs with fiscal realities.
Clear, board-presentable documents with component inventories, remaining useful life projections, and reserve funding recommendations that satisfy statutory requirements and lender expectations.
- Structural Integrity Reserve Studies (SIRS)
- CAI Level I, II, and III reserve studies
- Component inventory and condition assessment
- Remaining useful life projections
- Reserve funding recommendations
- Board presentations and lender-ready reports
Threshold Building Inspections Under Florida Statute 553.71
Florida law requires Threshold Buildings (structures exceeding three stories, 50 feet in height, or 5,000 square feet per floor) to have critical structural components inspected during construction by a Licensed Special Inspector. CSI holds the Special Inspector license and provides threshold inspection services throughout Florida.
Threshold inspections are structural observations performed during the construction of Threshold Buildings as defined by Florida Statute 553.71. The Special Inspector verifies that critical load-bearing elements (foundations, columns, beams, slabs, and shear walls) are built in accordance with the approved structural drawings and the Florida Building Code.
Threshold inspections are required for new construction, major renovations, and certain component replacements (including window and door replacements per Binding Interpretation 318) in buildings that meet the Threshold Building criteria. The Engineer of Record initiates the threshold inspection plan, and the Special Inspector performs observations at each critical construction milestone.
CSI's engineers hold the Florida Special Inspector license, qualifying them to perform threshold inspections on any Threshold Building statewide. Combined with our forensic engineering and construction management expertise, we bring a depth of structural knowledge that goes beyond basic code compliance observation.
- Threshold building determination and classification
- Structural observation during construction
- Foundation, column, beam, and slab inspections
- Post-tensioning tendon stressing verification
- Window and door replacement threshold inspections
- Threshold inspection reports and documentation
- Coordination with Engineer of Record and building officials
Litigation Support & Expert Witness Services for Florida Construction Defect Cases
CSI provides expert witness testimony and forensic consulting for construction defect litigation, insurance claims, and dispute resolution. Our engineers deliver impartial, technically defensible opinions retained by owners, attorneys, carriers, and developers throughout Northeast Florida.
Detailed forensic reports with photographic evidence, damage assessments, cost-of-repair estimates, and construction timeline analyses that form the technical foundation for legal proceedings.
Our licensed Professional Engineers have testified in depositions, arbitrations, and trials across Florida, providing clear and defensible technical opinions on structural and envelope performance.
Evidence-based documentation that supports mediation and arbitration efforts, helping resolve construction disputes efficiently before trial when possible.
- Expert witness testimony (deposition and trial)
- Construction defect forensic reports
- Insurance claim damage assessments
- Cost-of-repair and timeline analyses
- Mediation and arbitration support
- Developer turnover evaluations
3D Animation Models
Built from decades of field experience, CSI's animated 3D models demonstrate complex building science concepts that static images simply cannot communicate.
Construction Solutions, Inc., Serving Northeast Florida From Two Physical Offices
Fernandina Beach Headquarters at 961687 Gateway Blvd, Suite 101C
Fernandina Beach, FL 32034. Primary office serving Amelia Island, Fernandina Beach, Yulee, and the Nassau County coast. Phone: (904) 261-8703.
Ponte Vedra Beach Branch Office at 3203 Sawgrass Village Circle
Ponte Vedra Beach, FL 32082. Branch office serving Sawgrass, Marsh Landing, Vicar’s Landing, The Plantation, and the St. Johns County coast. Phone: (904) 261-8703.