Special Inspections in Philadelphia: What They Are, When You Need Them, and How to Get Them Right

Written By liza arveladze

What is a “Special Inspection”?

A special inspection is an extra layer of quality assurance required by building codes for specific types of construction and demolition work. These inspections are performed by qualified, independent third-party agencies in addition to the routine inspections performed by the City. The goal is simple: verify that critical structural and life-safety components are built exactly as designed and to the applicable standards.

In Philadelphia, L&I (Licenses & Inspections) oversees compliance, but the owner (or owner’s agent/designer) hires the special inspections agency and identifies it to the City as part of the permit process.

Why are Special Inspections Required?

Because some elements, such as foundations, structural steel, concrete, masonry, fireproofing, and critical MEP (mechanical, electrical, plumbing) anchorage, are too important to trust spot checks alone. International Building Code (IBC) lays out the “what,” “who,” and “how often” to ensure that the installed materials and assemblies match the design and referenced standards. This helps deliver a building that meets minimum structural and fire-resistance requirements once complete. 

Philadelphia adopts these principles and adds local triggers (like underpinning, certain demolition operations, and structural observations near excavations or historic buildings) to protect neighboring properties and the public.

When Do You Need Special Inspections?

You’ll need them whenever your project includes work listed in IBC Chapter 17 or in Philadelphia’s local amendments/requirements. Typical triggers include:

  • Structural Steel 

  • Concrete (mix verification, rebar placement, anchors, field testing, curing, post-tensioning)

  • Masonry

  • Soils and Foundations (subgrade, compaction, deep foundations, helical piles)

  • Sprayed Fire-Resistive Materials (SFRM) - thickness, density, adhesion/cohesion tests

  • Fire-Resistant Penetrations & Joints

  • EIFS (with certain water-resistive barrier conditions)

  • Wind/Seismic items (fastenings, designated systems, MEP anchorage where applicable)

Philadelphia-Specific Triggers You Shouldn’t Miss

  • Underpinning - always subject to special inspection; continuous inspections by a PA-licensed geotechnical/civil/structural PE during operations. 

  • Demolition - complete demo of buildings >3 stories or >40 ft, certain mechanically assisted demos, and in-building machine use typically require continuous special inspections until reduced to specified heights.

  • Structural Observations (separate from special inspections) - required near deeper excavations adjacent to buildings, and for projects affecting historic structures or in proximity to them, with a monitoring plan.

Who Performs Them and Who Hires/ Pays?

  • Who: A City-licensed Special Inspection Agency employing appropriately qualified inspectors (and, where relevant, a registered design professional as supervisor). Individual inspectors also carry a City Special Inspector License, and agencies can be approved for multiple categories (e.g., structural steel, concrete, demolition, underpinning). 

  • Independence: Agencies must be objective, competent, and independent from the contractor performing the work. 

  • Who hires/pays: The owner or owner’s representative (not the contractor) engages the agency and identifies it to L&I before work begins.

How the Process Works (Philadelphia)

  1. Design Phase
    Compile the Statement of Special Inspections (SSI) documents listing each required inspection, the code references, and whether inspections are continuous or periodic. This is submitted as a condition of permit issuance.

    • Documents that are required can be found here: https://www.phila.gov/departments/department-of-licenses-and-inspections/resources/special-inspections-information/#/

  2. Permit Application
    The SSI form and the named special inspections agency(ies) are provided to L&I. Philadelphia publishes its SSI schedule form and related guidance. 

  3. Before Work Starts
    The agency provides documentation of inspector qualifications; the work must remain accessible and exposed until required inspections/tests occur.

  4. During Construction

    1. Continuous inspection means the special inspector is on site full-time for that operation (e.g., underpinning pours, certain demo).

    2. Periodic means the inspector makes scheduled visits at key milestones (e.g., rebar in place before pour).

  5. Final Close-Out
    The agency submits a Final Report of Special Inspections, confirming all required inspections/tests were completed and nonconformances resolved, at the time agreed upon with the owner and L&I. 

“Nitty-Gritty” Details Owners & GCs Ask Us Most

Do special inspections replace City inspections?
No. They supplement L&I’s inspections; you still schedule City inspections per your permit.

What happens if something doesn’t meet the documents or standards?
The agency notes a discrepancy, alerts the contractor and RDP, and (if not corrected) notifies L&I before that phase is complete. Expect corrective work, re-inspection, and documentation. 

How do I find a qualified agency in PA?
In Philadelphia, agencies/inspectors must be licensed by the City; across PA, many third-party agencies also carry certifications recognized by the state. Check City licensing requirements and PA’s publicly listed third-party approvals as you vet firms. Feel free to reach out through our contact form or email and we will send along special inspectors that we enjoy working with. 

Who writes and signs the Statement of Special Inspections?
The registered design professional in responsible charge who is often the licensed special inspector as well prepares it; the owner submits it with permit documents.

What is “Structural Observation,” and is it the same as a special inspection?
No. Structural observation is a professional review by the design professional at intervals for overall structural system performance (often for riskier conditions), while special inspections are task-specific QA by a licensed third-party agency. Philadelphia requires structural observation for certain excavations near buildings, work affecting historic structures, and other triggers.

What documents should I expect at the end?
A final special inspections report from the agency, plus any monitoring/observation statements if structural observations were required. Keep these for your records and for any L&I requests.

How Jane Draws Plans Helps

At Jane Draws Plans, our role extends beyond creating drawings; we help guide clients through every stage of the building process to ensure compliance, clarity, and cost-effectiveness.

One of our key responsibilities is communicating when special inspections are required. We remind clients to schedule these inspections, assist with submitting the necessary forms, and connect them with qualified and trusted inspectors in the appropriate disciplines.

We also take the time to explain the purpose and process of special inspections, helping clients understand when they are absolutely necessary and what to expect during the review period. Our goal is to ensure clients have complete information about their project so they can make confident, informed decisions that align with their goals.

In some cases, we help identify alternative design approaches that can eliminate the need for special inspections altogether, providing more efficient and cost-effective solutions without compromising quality or intent.

Overall, we act as a bridge between design, construction, and compliance, making sure our clients receive thoughtful, transparent, and strategic guidance every step of the way.

References & Resources

  • City of Philadelphia, Special Inspections information (program overview and responsibilities). City of Philadelphia

liza arveladze
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