Our File Number: 218052
Date of Report: 1/24/2008
regarding the house at:
ABSTRACT: On January 23, 2008, the house at 11 Main Street, Anytown, New York, was inspected by a Licensed Professional Engineer from the firm of Heimer Engineering, P.C. The house was in a relatively clean and well maintained state, and the costs were in the normal range. Our findings begin on page 26, and the expenses are detailed beginning on page 51 The table of contents, beginning on page 2, will help guide you through the report.
This annotated virtual sample report was abstracted from a full 86-page report. Some parts of the original report have been omitted, changed in scope, or otherwise revised for clarity.
This report is certified under the principal Professional Engineer’s seal. The certification is found on page 80.
This is the TABLE OF CONTENTS from the report. The Heimer report upon which this sample is based is 86 pages in length.
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Abstract................................................................................................. |
1 |
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Limited Warranty.................................................................................. |
3 |
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How to use This Report....................................................................... |
4 |
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Introduction and Description............................................................... |
5 |
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Credentials........................................................................................... |
5 |
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Initial Recommendations and Observations..................................... |
7 |
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Disclosures........................................................................................... |
19 |
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Specific Findings................................................................................. |
21 |
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Utilities and Structure........................................................................... |
38 |
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Furnace, Hot Water, and Heating....................................................... |
38 |
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Electric Service and Main Panels...................................................... |
40 |
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Plumbing and Gas................................................................................ |
42 |
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Structure................................................................................................ |
45 |
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Appurtenances and Miscellaneous.................................................... |
45 |
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Roof....................................................................................................... |
49 |
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Appliances and Other Interior Items................................................... |
50 |
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Summary of Expenses........................................................................ |
52 |
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Analysis and Conclusions................................................................... |
58 |
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The Heimer Rating™........................................................................... |
58 |
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Glossary and Additional Information.................................................. |
59 |
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Costs for Additional Services............................................................. |
66 |
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Additional Recommendations and Disclosure of Limitations......... |
69 |
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Engineer’s Certification....................................................................... |
79 |
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Seller’s Certification and Hei-Lite™ Questions................................ |
81 |
This virtual sample report was abstracted from a full 86-page inspection report performed by Heimer Engineering, P.C. The names, dates, and locations have been changed.
This virtual sample report contains only significant highlights from the full inspection report. It is about 30 percent of the size of a typical report from Heimer Engineering. Many technical details, and identifying information, have been omitted.
In creating this virtual sample report, page numbers and item numbers have been changed, so there may be some conflicting numbering. This conflicting numbering is not present in the full report.
The Summary of Costs is based upon the actual summary of costs in the full report. Due to the changes made in this virtual sample report, numbering conflicts are present.
© 1970-2009 Heimer Engineering, P.C. All Rights Reserved.
The INTRODUCTION AND DESCRIPTION gives you a description of the house. The description helps you understand which rooms are being referenced as they are mentioned in the report.
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On Monday, January 23, 2008, the home at 11 Main Street, Anytown, New York, was inspected on behalf of Adam Nonamee of Hometown, New York. |
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This 1950’s vintage, two story, two-unit home is located on the westerly side of a pleasant residential street. The exterior accessories and the improvements to the site (besides the house) include, but are not limited to, the blacktop driveway, the concrete sidewalk, the concrete street curb, the detached two-car garage, the concrete driveway apron, the belgian block driveway curb, the brick and concrete front stoop, the concrete path thereto, the chain link, stockade, split rail and wood fencing, the blacktop path to the back, the bluestone, brick, and concrete back stoop, the concrete block and wood retaining walls, and general landscaping. |
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The house itself has three principal levels. These are as follows: |
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1. |
The basement, which is partitioned into north and south basement areas. On this level are located two furnaces, two oil tanks, the gas main, the gas meters, the water main, two circuit breaker panels, the main drain lines, the hot water heaters, the clothes washer, the clothes dryer, and a slop sink. (The water meter and two electric meters are located outside the house.) |
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2. |
The first floor, which is divided into a north and south side. The north side contains a kitchen, a dining room, a living room with heat thermostat, a shared entry foyer, a rear half-bathroom, and a rear connecting hallway. The south side contains a kitchen, a dining room, a living room with heat thermostat, a rear half-bathroom, and a rear connecting hallway. |
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3. |
The second floor, which is divided into a north and south side. The north side contains a master bedroom, two other bedrooms, a connecting hallway, and a hall bathroom. The south side contains a master bedroom, one other bedroom, a connecting hallway, and a hall bathroom. Above this level is an inaccessible crawl attic. |
The INITIAL RECOMMENDATIONS AND OBSERVATIONS contain general recommendations and observations.
Before we begin the section of this report wherein costs of repairs are estimated, we recommend:
The recommendation below regards the Certificate of Occupancy, which helps assure you that the building complies with applicable building codes and municipal regulations. The Heimer Engineering Report tells you what to check for in the Certificate of Occupancy.
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a) |
Make sure a current up-to-date Certificate of Occupancy exists for the entire house as it is presently constituted, including the use of the home as a two-family house. This should be on file with the local Building Department. The Certificate of Occupancy should confirm that the building and any alterations were constructed in accordance with the building code and zoning resolutions in force at the time of the construction… |
Just as with the Certificate of Occupancy, evidence of an electrical inspection helps assure you that the building was wired safely. The Heimer Engineering Report tells you what to look for in the electrical inspection certificate.
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b) |
Make sure that a New York Board of Fire Underwriters Certificates exist for the 100 amp services, the electrical sub-panel hookups, the newer wiring, the basement wiring, the garage wiring, the outdoor wiring, the room air-conditioner hookups, the outdoor lighting, the electric hot water heater hookups, the electric dryer hookup, the washer hookup, and all the wiring throughout the house… |
In addition to the essential technical information, Heimer Engineering’s reports include other helpful information.
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c) |
Realize that some of the electrical outlets throughout the house do not have a U-ground… |
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d) |
…smoke detectors (and other fire protection equipment) that should be in this building… |
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e) |
Realize that there is only one-zone heating. For this reason, the second floor will usually be warmer than the first… |
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f) |
Ask the owner for an explanation of what all the individual light switches control… |
Recommendations are included as to how you can help protect the environment.
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g) |
Obtain the past oil bills… HELP PROTECT THE ENVIRONMENT: Many utility companies… |
The Heimer Engineering Report warns you of potential environmentally related health issues such as radon, lead paint, and asbestos, if they are relevant problems in the building.
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h) |
…radon gas is likely to be a problem in this area. Radon is a naturally occurring gas that cannot be seen or smelled. Radon’s radioactive decay products are inhaled… |
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i) |
…As of December 1996, Federal law requires the seller to disclose known information on lead-based paint hazards… |
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j) |
…materials that have been identified by the EPA as containing asbestos… |
Obtaining warranties for comparatively new items helps protect you against future problems and expenses.
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k) |
Obtain the bills of sale and warranty for the roof, the latest windows, the new wood retaining wall… |
The Heimer Engineering Report advises you of things that need to be done before you purchase the home or building.
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l) |
Request that all of the personal property, debris, furniture, and stored material in the north-side basement, closets, garage, under the steps, storage rooms, cabinets under the sink, on the floors, blocking the basement and garage walls, … |
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m) |
Establish who owns the fence located on the borders of the property… |
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n) |
Establish who owns the retaining wall… |
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o) |
Realize that there are some tall trees close to this building. Make sure that your insurance policy… |
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p) |
Realize that this house utilizes double glazed windows. These windows serve as their own storm windows… |
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q) |
Contact the building department and find out if there are any outstanding permits, permit applications… |
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r) |
Require that you be allowed a pre-Closing inspection… |
The SPECIFIC FINDINGS section details the defects that the licensed Professional Engineer observed.
The inspection was conducted in all directly accessible and observable areas. In general, the house was found to be in reasonably clean, relatively well-maintained, fundamentally sound condition. Some significant problems were detected, as well as some moderate and minor problems. Our specific findings were as follows:
Heimer Engineering’s licensed licensed Home Inspectors look for evidence of termite activity and check for structural damage caused by termites. All of Heimer Engineering's Home Inspectors are also licensed Professional Engineers. Only licensed Professional Engineers can state if the damage renders the building structurally unsound.
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1. |
Evidence of termite infestation and/or activity was detected on the garage wall sheathing in the form of mud tube scars and in the northwest basement corner in the form of mud tube scars on the sill plate. Fortunately, no structurally significant damage was noted… |
Cost estimates are provided for repairs. The actual numbers have been omitted from this virtual sample report. The Heimer Engineering Report that is provided to you includes written dollar cost estimates.
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Termite-proofing the entire house is recommended at an estimated cost of at least… |
A termite certificate is provided to you at no additional cost. The termite certificate is usually required when applying for a mortgage.
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The termite form we prepare is provided at no additional cost to you… |
Safety recommendations are included.
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2. |
The duplex electric outlets located in the kitchens, the garage, the slop sink, and at the exterior are not fitted with Ground Fault Circuit Interrupters (GFCIs). By today’s standards, outlets so located are safer with GFCIs… |
Heimer Engineering’s reports inform you of older items, so that you can prepare for upcoming expenses. You are also advised of choices that help protect the environment and reduce your expenses.
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3. |
The furnaces are beyond their rated life expectancy. Strictly based on their age, we recommend budgeting at least… HELP PROTECT THE ENVIRONMENT: When replacing the furnaces... |
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4. |
The hot water heaters are approaching their rated life expectancy. We recommend budgeting … |
Defects such as rot are evaluated and reported.
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5. |
Rotted wood was observed in the garage lower sill plates near the front corner. This wood should be replaced. The cost is estimated at… |
Water evidence in the basement is analyzed and reported.
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6. |
Some slight evidence of water in the basement problems was detected. Rust on the bottom of the furnace, stains on the walls, and stains on the floor were noted. In our professional opinion, this is not necessarily evidence of a chronic water in the basement problem. The estimated cost of waterproofing the areas involved is… |
For many of the findings, additional information and recommendations are provided. In this case, you are alerted to some of the risks in a basement with evidence of water penetration.
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Note that any dampness in the basement can aggravate medical conditions such as asthma or allergies… Water penetration into a basement generally does not necessarily adversely affect a structure… |
In addition to the major defects, the Heimer Engineering Report points out smaller defects. This gives you the opportunity to make corrections before you move in.
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7. |
We noted the following plumbing problems: |
a)
The drain stoppers in the tubs are not functional.
b)
The south half-bathroom sink stopper needs adjustment.
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8. |
We observed the following electrical problems |
a)
The rear exterior outlet box is loose.
b)
The south-side apartment rear bedroom wall outlet is loose.
We estimate the cost of correcting these problems at…
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9. |
The bluestone on the back stoop was observed to be loose and damaged. We estimate the cost of repair to be… |
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10. |
We noted the following minor problems: |
a)
The kitchen cabinets stick and need adjustment.
b)
The master bedroom door sticks.
These can be repaired at an estimated…
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11. |
The above-ground oil storage tanks are approaching their rated life expectancy… |
Because of the narrative nature of Heimer Engineering’s reports, information is included that does not fit in a checklist format.
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12. |
There are two tall trees very close to the house. One is near the electric meters and the other is near the northwest corner. These trees should be removed to prevent damage at an estimated cost… |
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13. |
The kitchen ceilings are damaged below the hall bathrooms. Repair of the leaking pipes in the ceilings above is estimated at… |
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14. |
The three-wire overhead service hookup is too close to the south side window and the wiring at the masthead connection is loose. The hookup appears temporary. Proper installation of the overhead service per electric code is estimated at… |
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15. |
The retaining walls along the south side of the property are worn and have shifted. When retaining walls are in this condition, they are subject to localized failures at any time. The estimated cost of rebuilding these retaining walls is… |
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16. |
The south-side doorbell does not work properly. The repair cost is estimated at… |
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17. |
Part of the driveway is extremely worn and deteriorated. We estimate… |
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18. |
There are no rain caps or pest screens on the chimneys. Rain caps and pest screens should be installed to prevent rain and animals from entering the chimneys… |
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19. |
Safety wires should be installed in the garage door springs. Should a garage door spring break, it could injure the person operating the door. Deaths have been caused by breaking garage door springs. The estimated cost of installing safety wires is… |
Important general information is provided. It can give you peace of mind to know that a perceived defect is not serious.
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20. |
Point of Information: Minor floor creaks were heard throughout the house and some minor settlement cracks were noted. Neither the cracks nor the creaks were deemed structurally significant in and of themselves… |
Advisory warnings are included.
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21 |
Warning: The use of the water in any part of this building can affect the temperature of running water in other parts of the building in ways that cannot be anticipated. This means that there is a risk of a sudden and unexpected increase (or decrease) in water… |
Because the Heimer Engineering Report is in narrative form, information is included that would not fit in a checklist report framework.
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22. |
There were no permanent dishwasher hookups… |
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23. |
The electrical outlets in the hall and half bathrooms were located in the lighting fixtures. If you plan to use electric razors, toothbrushes, electric curling irons, blow dryers, etc., wall outlets would be desirable at an estimated cost … |
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24. |
Because of the age of the building, the screws that hold the wires in the electrical outlets, the switches, the fixtures, the junction boxes, and the main panel should be tightened to prevent the wires from pulling loose and creating |
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25. |
Point of Information: There were several electrical extension cords in use in the house, pointing out the limited number and/or sub-optimal location of wall outlets in some rooms. All extension cords should be removed because they represent a fire and safety hazard. Improper use of extension cords has been blamed by fire marshals for fires… |
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26. |
Point of Information: Minor water stains were observed on the wood sill plates in the basement. There was no indication of actual damage… |
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27. |
Point of Information: Old gas lines sometimes develop leaks at the gas service entrance to the building… |
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28. |
The north-side kitchen sink spray device was not operating properly. Repair is estimated... |
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29. |
The porcelain on the south-side kitchen sink is chipped… |
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30. |
Point of Information: The handrails on the steps to the basement are not child safe. We recommend that you carefully watch any children playing in these areas… |
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31. |
Point of Information: Some of the floors in the building were uneven. It is our professional opinion that the unevenness is within normal limits for a building of this size, age, and construction type. Thus, the uneven floors do not, by themselves, render the building as being unsound… |
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32. |
The cutoff and emergency valves for the fixtures and plumbing lines are old. If the valves are ever needed, they may be difficult or impossible to operate… |
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33. |
Some of the cover plates for the electrical outlets were missing. Without cover plates, these areas represent a safety hazard… |
Heimer Engineering’s Reports include recommendations for pre-Closing examinations. Since the condition can changed after the inspection, it is important to know what to recheck at the pre-Closing inspection.
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34. |
If you choose not to have the house rechecked by us (or another qualified licensed Professional Engineer) prior to Closing, you should be aware that many areas are subject to developing problems… |
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All feed and drainpipes should be rechecked for new leaks…
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All electric lights, fixtures, and switches should be rechecked. Check…
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The roof, the flashing, and roof sheathing should be rechecked for new leaks…
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All appliances should be …
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Windows and doors should be rechecked to see if the…
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Heating equipment should be rechecked…
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Hot water equipment should be…
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Currently inaccessible areas should be…
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The basement should be rechecked for…
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All areas now blocked by personal property, debris,…
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The air conditioning should be…
The above areas are all subject to developing problems and/or may have problems that cannot be fully checked until Closing…
In addition to reporting about specific problems and defects, you are provided with a description of the systems in the building.
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A. |
BOILER, HOT WATER, AND HEATING: These two one-zone, oil fired, Weil McLain systems each have a rating of 100,500 BTUs per hour. This is sufficient for the production of heat and domestic hot water, in conjunction with hot water boosters, considering rough estimates of the size of the premises, insulation present, window heat loss, and other heat losses… No visual problems were detected in any radiators in this house. In order to maintain peak operation, radiators should be thoroughly vacuumed at least every other year. Odor or uneven heating in a house is often the… Puffbacks are a potential problem in this furnace. A puffback is a small, slow explosion of oil in the furnace combustion chamber. Puffbacks are caused by improper furnace maintenance, inadequate air supply or furnace draft, or contaminated fuel. To help prevent puffbacks… OIL TANK: The condition of the two 275 gallon oil tanks was… |
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B. |
HOT WATER BOOSTER: This 40 gallon capacity, Bradford White and Ford Products hot water boosters are used in conjunction with the boiler and will not be sufficient for use alone. The booster tank, along with the boiler, should produce sufficient hot water for normal needs considering the number of hot water outlets available. The hot water heaters were operating during the inspection and were producing, in conjunction with the furnace, 119 degree hot water… |
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C. |
ELECTRIC SERVICE AND MAIN PANELS: These two three-wire, 220 volt, 100 amp, overhead services are sufficient for the existing electrical requirements of this house. The condition of the accessible areas of the main circuit breaker panels and the accessible wiring was satisfactory from an electrical standpoint… |
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D. |
PLUMBING AND GAS: Mostly copper water lines, mostly cast iron and galvanized drain lines, and the mostly black iron main gas lines were observed to be in acceptable condition. Main drain drainage tests indicated satisfactory performance during the inspection. The water pressure was sufficient. The operation of the four toilets, seven sinks, and two tubs was normal except as noted… There were no active gas leaks detected in the house. If you ever smell gas, or even think you may smell gas, contact the gas company immediately. Do not hesitate… |
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STRUCTURE: The accessible walls were plumb and the accessible floors were level within normal tolerances for a building of this size, age, and construction type. The condition of the accessible concrete and concrete block foundation walls, the accessible wood sill plates, and the accessible floor joists was satisfactory. Indirect examination… |
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F. |
FLOORING: Functional… |
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G. |
WALLS AND CEILINGS: Functional… |
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H. |
BLACKTOP DRIVEWAY: Minor cracks… |
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I. |
CONCRETE SIDEWALK PAVEMENT: Acceptable… |
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J. |
STREET CURBING: Normal… |
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K. |
DETACHED TWO-CAR GARAGE STRUCTURE: Acceptable… |
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L. |
CONCRETE GARAGE FLOOR: Minor cracks… |
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M. |
GARAGE FLOOR PITCH: Acceptable… |
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N. |
CONCRETE DRIVEWAY APRON: Satisfactory… |
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O. |
BELGIAN BLOCK DRIVEWAY CURBING: Satisfactory… |
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P. |
BRICK AND CONCRETE FRONT STOOP: Minor cracks… |
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Q. |
CONCRETE PATH TO THE FRONT STOOP: Acceptable… |
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R. |
CHAIN LINK, STOCKADE, AND SPLIT-RAIL FENCING: Sturdy… |
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S. |
BLACKTOP PATH TO THE BACK: Satisfactory… |
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T. |
BLUESTONE, BRICK, AND CONCRETE BACK STOOPS: Cracked… |
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U. |
LANDSCAPING: Blends with other landscaping… |
Some people have misconceptions about the significance of a condition. In addition to reporting significant problems, minor problems are reported. An explanation is provided as to why these minor problems are of little concern.
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V. |
FOUNDATION CRACKS: Some detected in accessible areas of the foundation, none professionally judged to be structurally significant. In fact, one could say that there are many more non-structural foundation cracks. A typical foundation is very strong under the forces of compression, but is much weaker against tension forces. Therefore, tiny cracks (many visually imperceptible) develop any place that there are slight differences in loading and support. Cracks typically develop… |
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W. |
SCREENS: Functional. Note that a small amount of air leakage… |
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X. |
FLASHING: No active leakage… |
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Y. |
OUTDOOR ELECTRICAL OUTLETS: One… |
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Z. |
HOSE BIBB: One observed. Make sure that the hose bibb is… |
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AA. |
WROUGHT IRON EXTERIOR RAILINGS: Sturdy… |
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BB. |
PAINTED CEDAR SIDING: Satisfactory… |
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CC. |
GRADING: Acceptable except… |
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DD. |
LEADERS AND GUTTERS: No holes… |
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EE. |
ROOF: There was no evidence indicating that the roof has present active leakage… |
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FF. |
BRICK CHIMNEY: Structurally sound… |
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GG. |
BASEMENT WINDOW WELLS: Normal… |
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HH. |
UNUSUAL ODORS: Normal odors detected. All houses have some odors, and… |
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II. |
ORNAMENTAL wood SHUTTERS: Normal… |
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JJ. |
WOOD TRIM: No need for immediate painting… |
Warnings are provided about potential hazards.
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KK. |
TWO OVERHEAD GARAGE DOORS: Operable. WARNING: Improper operation of garage doors can be hazardous, so you (and other users) should exercise caution when the garage door is in motion. Keep hands clear of the gaps between the garage door panels and any other moving parts… |
Appliances and other interior items are examined.
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LL. |
The following items were checked and found to be in working order: |
a)
Ceiling fan
b)
Westinghouse vented electric dryer
c)
Kitchen exhaust fan
d)
Magic Chef gas range
e)
Broan range hood fan
f)
General Electric refrigerator
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MM. |
WOOD INTERIOR BANISTERS: Sturdy… |
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NN. |
SAMPLED WINDOW OPERATION: Satisfactory… |
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OO. |
SAMPLED DOOR OPERATION: Satisfactory considering… |
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PP. |
CONDITION OF WINDOWS: Acceptable… |
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QQ. |
CONDITION OF DOORS: Acceptable considering… |
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ELECTRICAL GROUND CONNECTION TO THE MAIN WATER PIPE: … |
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SS. |
SAMPLED ELECTRIC OUTLETS AND LIGHTS: Operated… |
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TT. |
MAIN STEPS: Level within normal limits for this type construction… |
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UU. |
EVIDENCE OF RODENTS: None detected in accessible and observable areas. Because rodent droppings can promote the spread of diseases,… |
A SUMMARY OF EXPENSES is provided. This SUMMARY OF EXPENSES is based upon the SUMMARY OF EXPENSES in the actual report. Due to the changes made for clarity in this virtual sample report, numbering conflicts are present.
The total estimated expenses are $69,180. The breakdown of the expenses is as follows:
A. HIGH PRIORITY EXPENSES
These $11,670 in immediate critical expenses are necessary to either repair conditions which are hazardous to the structure, hazardous to people, or may cause harm or damage to the structure, people, property…
COST ITEM
Electrician.............................................................. $ 5120 2, 9, 15, 28, 40
Garage Door Contractor......................................... $ 150 22
General Contractor................................................. $ 2380 6,7
Mason................................................................... $ 1800 10, 21
Pest Control Specialist............................................ $ 1750 1
Plumber................................................................. $ 470 8, 39
TOTAL................................................................. $ 11670
B. UPCOMING EXPENSES
The new owner will probably encounter these expenses within the next several years because of the age of the equipment or other reasons. Hopefully, these $17,640 in expenses will be…
COST ITEM
General Contractor................................................. $ 6800 17
Heating Contractor................................................. $ 2800 3, 24
Plumber................................................................. $ 4100 5
Tree Service.......................................................... $ 2200 12
TOTAL................................................................. $ 17640
C. POTENTIAL EXPENSES
These are expenses for which a limited inspection, such as this one, does not provide sufficient information to allow the licensed Professional Engineer to formulate…
COST ITEM
General Contractor................................................ $ 24000 19
Heating Contractor................................................ $ 800 14
Plumber................................................................ $ 1200 13
Waterproofing Contractor...................................... $ 6000 7
TOTAL................................................................ $ 32000
D. OTHER EXPENSES
These $5,070 in expenses are related to repairs which are of desirable nature but which are not imperative in an engineering sense. However…
COST ITEM
Driveway Contractor............................................. $ 2200 20
Electrician.............................................................. $ 880 18, 25, 27
Handyman............................................................. $ 1400 26
Plumber................................................................. $ 590 25, 33, 34
TOTAL................................................................. $ 5070
The ANALYSIS AND CONCLUSIONS summarizes the findings of the licensed Professional Engineer. Remember that the licensed Professional Engineer who examines your house is also licensed as a Home Inspector.
The total expenses are $66,380. There are $11,670 in high priority expenses itemized on page 53 and $17,640 in upcoming expenses itemized on page 53. Hopefully, the upcoming will not be required for several years. One way to prepare for these costs would be to establish a three-year sinking fund with monthly deposits of at least $500. That way when the costs in the upcoming expense category are required, hopefully you will be ready. As far as the $32,000 in potential expenses itemized on page 54 are concerned…
You should also review the other of $5,070 itemized on page 54, determine which are important to you personally, and budget accordingly. In addition, you should budget for any maintenance, redecoration, refurbishment, upgrading, modernizing, remodeling, reconditioning, exterior landscaping, new appliances…
The sum of the above high priority and upcoming is in the normal category for a house of this size, age, and construction type. Because of this, because of the fact that the house is in a relatively clean and reasonably maintained state, and for other more subjective reasons, we give this house a Heimer Rating™ of
all things considered (and assuming, for the moment, that the potential will not be necessary, that our initial recommendations (beginning on page 5) are satisfied, and…
The Heimer Rating™ scale is as follows:
9.0 — 10.0 — ABOVE AVERAGE
8.5 — 8.9 — SLIGHTLY ABOVE AVERAGE
6.5 — 8.4 — AVERAGE
5.5 — 6.4 — SLIGHTLY BELOW AVERAGE
A glossary of terms is provided. This helps you understand the contents of the report.
The following glossary is included to help you understand terms that may be used in the report…
It is important to understand the limitations in any pre-purchase inspection. The ADDITIONAL RECOMMENDATIONS AND DISCLOSURE OF LIMITATIONS includes this information. Some inspection companies choose to omit these limitations which exist in all inspections. The Heimer Engineering Report clearly states the limitations for your protection.
This report represents the professional opinion of the licensed Professional Engineer at the time of the inspection and the reviewing licensed Professional Engineer following the inspection, and is furnished as an aid in determining the physical condition of the inspected premises and reported aspects thereof…
All Heimer Engineering’s reports are certified by a licensed Professional Engineer.
We certify as follows:
We have read this entire report and the facts underlying the report, and conducted the visual inspection referred to above with due diligence in order to form a basis for this certification.
We certify that this report which is prepared by us discloses all the material facts which were discernible from a one-engineer, limited time, limited observation, walk-through visual inspection of those accessible and observable areas of the building that were inspected. This certification is made for the benefit of the buyer. We certify that this report, which is based on our visual inspection:
(i) sets forth in narrative form the physical condition of the accessible and observable areas of the building and is current and accurate as of the date of inspection;>
(ii) affords, in our professional opinion, potential purchasers an adequate basis upon which to base their judgment concerning the reported aspects of the physical condition of the building provided that the purchaser reads this report, follows our recommendations, and calls our office with any questions that might result from that reading;
(iii) does not omit any material fact;
(iv) does not contain any untrue statement of a material fact;
(v) does not contain any fraud, deception, concealment, or suppression;
(vi) does not contain any promise or representation as to the future which is beyond reasonable expectation or unwarranted by existing circumstances;
(vii) does not contain any representation or statement which is false, where we:
(a) knew the truth;
(b) with reasonable effort could have known the truth;
(c) made no reasonable effort to ascertain the truth, or
(d) did not have knowledge concerning the representations or statement made.
It is to be understood that all aspects of the physical condition of the building cannot be determined by a one-engineer, limited time, limited observation walk-through visual inspection of accessible and observable areas, and that all statements contained in this certification are premised on and limited to such visual inspection.
We further certify that to our knowledge, we are not owned or controlled by and have no beneficial interest in the building owner.
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HEIMER ENGINEERING, P.C.
Dated: