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Home Inspection
Information for Attorneys

Insight and understanding that only a Licensed Engineer can provide
Over 80,000 inspections performed since 1968

Question: I looked at a report and it was 83 pages long.  Is there any part of the report  I should point out to my clients as being essential for them to read?

Answer:  All the information in the written report is important.  It is included to provide the home buyer with the information on which to base their decision.  Prospective purchasers should be aware of the findings in the report, the written cost analyses, and any other recommendations made regarding the home, building, condominium, or cooperative.  Click here to view the written report.
 

Question:  Should the buyer use a Licensed Professional Engineer?

Answer:  The State of New York, in their online brochure “What You Should Know About Professional Engineers and Their Services¹”, lists one of the reasons that you should use a Licensed Professional Engineer would be to  “evaluate the structural integrity, electrical, and/or mechanical systems of a house prior to purchase or renovation;”.  The State of New York also has laws in place to make sure the general public is protected when it comes to selecting engineering services.

¹http://www.op.nysed.gov/profengb.htm

In the State of New York, you can verify online that you are retaining  a Licensed Professional Engineer.  Click here for more information on online license verification.

Question:  You always include a termite report in your inspection reports.  Are these termite reports accepted by banks?

Answer:  The bank generally requires a termite treatment and a warranty should any active termite infestation be found.  It has been our experience that, if there is no evidence of termite infestation and no previous termite treatment, banks will accept the termite report.  However, the home buyer should check with his mortgage company to find out the specific underwriting criteria.

Question:  The termite report expires within 60 days.  Is there any way to get an extension?

Answer:  The NPCA-1 form has a 60 day expiration date set by the designers of the form.  However, your client should realize that the termite report is based on what is visible at the time of the inspection.  Conditions may change after the inspection.  For the home buyer’s protection, a termite warranty from a termite treatment company should be obtained at closing.

Question:  My client informed me that the house is in excellent condition.  Should I recommend an inspection by an Engineer?

Answer:  It is your client’s perception that the building is in excellent condition.  Heimer Engineering has examined many houses, which have a new interior paint job, new windows, new appliances, etc. The interior was completely renovated and updated.  Examination by Heimer’s Engineers revealed that the same house had an old boiler, an old hot water heater, faulty wiring, water in the basement, suspect asbestos on the pipes, and termite infestation with structural damage.  In addition, plumbing was old, the roof had not been properly installed, and the siding and trim had been poorly painted.  The Engineer found that the air conditioner system only served the top floor.  The prospective purchasers had focused on the interior renovations and the new appliances, and were completely unaware of all the other defects until the inspection was performed.

Question:  My client is purchasing a house that is old and in rundown condition and the client plans on fixing it up.  Is there any reason for an inspection by a Licensed Professional Engineer?

Answer:  Unless your client is willing to risk the expenses of problems that your client is currently unaware of, an inspection by an Engineer is essential.  In addition, the written cost analysis contained in the  written reports helps home buyers understand the expenses in fixing up an old and rundown house.

Question:  My client is considering buying a newly constructed home.  Is an inspection by an Engineer  necessary?  Will the local building inspector find all the problems before they issue a Certificate of Occupancy?

Answer:  New homes can have defects just as existing construction.  In a house supposedly ready for delivery, defects include no boiler.  There was a hot water heater, and the prospective purchaser had mistaken this for the heating system.  The builder of the home was unaware that his heating contractor had come back and removed the boiler.  Had a Engineer not performed the inspection, these buyers would have purchased the house only to find that the heat did not work when the heating season arrived.

Question:  My client is planning on hiring a contractor to do renovations.  Would it be better to have the contractor perform the inspection?

Answer:  A home buyers planning renovations should get cost estimates from the contractor.  However, cost estimates for anticipated renovations are not a substitute for an inspection performed by a Licensed Professional Engineer.

Question:  Is there any extra charge to send a copy of the written report to the home buyer’s attorney?

Answer:  Two copies of the report are prepared, one for the home buyer and for the buyer’s attorney.  This helps speed the purchase process along.   There is no extra charge for the Attorney’s copy of the written report.

For more information on the provided to the home buyer, look at a sample Heimer report online.

Question:  How long has Heimer® Engineering, P.C. been in business?

Answer:  Heimer® Engineering, P.C., has been in the business performing home and building inspections since the late 1960s.  Heimer’s Licensed Professional Engineers have performed over 80,000 inspections.
 

Call 800.640.8090, or click here to contact Heimer Engineering 24/7.

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