Since July 2008, special inspections have been a part of all construction projects, from beginning to end. According to the Department of Buildings (DOB), special inspections are conducted throughout the construction process to ensure that work is being done according to approved plans and specifications.

But what really goes into special inspections?

Special inspections involve a third party reviewing the construction work. Therefore, a special inspector cannot be a general contractor (GC) and cannot be hired by the GC (as this would present a conflict of interest). The owner must retain the special inspector. Design applicants may complete special inspections on their work provided they are qualified, registered and certified as required by the DOB.

Special inspections enter the project life cycle when filing the Technical Report: Statement of Responsibility (TR1) forms with the DOB. These forms are submitted at the time of permitting and require action from both the design applicant and special inspector. The TR1 form lists the required inspections for the project. The design applicant identifies the required inspections, and the special inspector confirms responsibility for conducting those inspections.

Before signing the TR1s, a special inspector needs to review the plans and inspection list to prepare a proposal for the client. After reviewing this information, the inspector prepares a proposal for services and, once accepted by the client, signs on as the responsible party for the relevant inspections. When securing special inspection services, check their qualifications on the DOB website to verify they can complete the inspections identified.

Project filed and permits issued… Now what?

Once the project is successfully filed and permits have been issued, communication between the GC and the special inspector becomes important. The GC must give the special inspector adequate notice to visit the site and conduct required inspections. One common problem occurs when an inspector does not receive adequate notice to perform an inspection, and walls are closed or elements are covered before the inspector can perform the required examination. This situation causes project delays, as the GC must expose the concealed items to allow for proper inspection.

Upon completing an inspection, the special inspector must issue a report to the GC within 72 hours. This report will include an inspection summary of the inspection and any outstanding items that must be completed for the inspector to sign off on the work. Any outstanding items will require additional visits and re-inspections until the work meets DOB requirements.

To obtain project sign-off, all special inspections must be completed, confirming that work passes all DOB regulations. The special inspector submits signed TR1 forms testifying to this fact—part of the final package that allows the owner to obtain a Letter of Completion and ultimately Certificate of Occupancy.

For any additional questions or comments about special inspections, please contact Milrose Consultants.