Heimer Engineering New York pre-purchase home, building, condo, and co‑op inspection

646.757.4500 • 800.605.1500
Home, Building, Condo, And
Co-op Engineering Inspections
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Building Inspections
By Licensed Engineers

Pre-Purchase Building Inspections
Insight Only An Engineer Offers

Building Inspections in
Manhattan, Queens, Brooklyn, Bronx,
Staten Island, Nassau, Suffolk, Rockland,
Putnam, and Westchester
646.757.4500 • 800.605.1500

An Engineer's inspection, a pre-purchase building inspection, and a termite inspection.  You receive four reports: an onsite verbal report, an onsite written report, an emailed written report, and a termite report.  Call 800.605.1500 or 646.757.4500 if you have questions.  We are happy to help you. Smile

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Four Reasons To Choose
A Licensed Engineer

Pre-Purchase InspectionsAre you using a non-Engineer to perform the pre-purchase real estate inspection.  Consider the following:

  1. Under New York law, only a Licensed Engineer can assess structural integrity, sufficiency of electrical service or heating, etc.  A Professional Engineer does everything that a Home Inspector does, and more.  An Inspector who is not an Engineer cannot advise you about structural soundness.
  2. Becoming a Licensed Engineer requires a minimum of four years of Engineering College and four years of relevant experience with Building Codes and Engineering Standards, passing two Engineering exams, etc.  A Licensed Engineer is also required to take continuing education classes to keep up-to-date. 
  3. A Licensed Engineer assesses the systems of a building, and how they work together.  A building has a structural system, a heating system, an electrical system, a plumbing system, etc.  Both the function and the interaction of these systems must be evaluated.
  4. The Licensed Engineer's training and experience help him detect deficiencies that a non-Engineer would miss.  Engineers are, by training and experience, problem solvers.  An Engineer analyzes areas of concern and provides you with reliable recommendations.

➜ Compare An Engineer To A Home Inspector

Scroll down to find why you
should choose a Licensed Engineer

New York City high rise apartment buildingHeimer Engineering is a professional  building inspection company.  The company has performed over 80,000 inspections over 40 years.  With a staff of experienced Engineers, your building inspection needs can be quickly accommodated.

The purchase of a building is a major investment.  A thorough evaluation and narrative engineering report helps you make an intelligent purchase decision.  The included expense analysis helps you understand the expenses of owning the building.

Under the laws of the State of New York, only a Professional Engineer can offer engineering services to the general public.  Some building inspection companies tell you that they have an Engineer on staff, an Engineer reviews the reports, or that an Engineer helped them set up the inspection system.  Having  an Engineer on staff is not the same as having an inspection performed by a Professional Engineer.

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Licensed Engineer
Pre-purchase Building Inspections

New York City office buildingThere was a time when buildings were less expensive and was purchased without concern about whether the building had major defects.  A building purchaser who was unlucky enough to buy a building with significant defects suffered.

Today, buildings are older, more expensive, and have more defects.  Buyers have many concerns that were not issues even a few years ago.  Having a pre-purchase building inspection performed by a Professional Engineer has become an essential part of the real estate purchase process.

Home Inspector Versus Engineer

Home Inspector versus Licensed EngineerYou may need to choose between a State of New York Licensed Home Inspector and a State of New York Licensed Engineer.  Some Home Inspectors have posted webpages bashing Engineers, and making wild claims such as anyone can say he is a PE, and only a home inspector can evaluate the structure of an old building.  Before you decide to use an Inspector over an Engineer, learn the truth.

➜ Misleading Info About Engineer Home Inspectors

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Four Inspection Reports

On-Site Verbal ReportA lot of information is collected during the inspection.  Providing four inspection helps you understand the condition of the real estate you purchasing.  All four reports are included in the inspection fee you are quoted.

The On-Site Verbal Inspection Report is the Engineer's discussion of the inspection findings with you.  The on-site verbal report provides instant information and the opportunity to ask the Engineer questions.

You are welcome to accompany the Engineer during the inspection and ask questions.  The appropriate time for the Engineer to answer questions is after he has completed walking through the site.  Answering questions before gathering information risks providing you with inaccurate answers.

The On-Site Written Inspection Report is a short-form report that highlights the Engineer's findings.  This on-site report includes heating, termites, leaks, structure, hot water, electrical system, roof, etc.

Emailed Inspection ReportThe Emailed Written Inspection Report includes information relevant to the inspected home or building and to real estate purchases in general.  Details are provided about both major and minor findings.  Additional information is included so you can make an informed decision about purchasing the real estate.

The Emailed Written Inspection Report goes three quality control reviews.  The first quality control review is performed by the Engineer before the report is submitted for processing.  When the report arrives in the office, it receives a second quality control review.  After the report is drafted, it receives a third quality control review.  Only after all of these reviews are you sent the report.

The Termite Inspection Report is a specialized report banks often need to issue a mortgage.  If there is no termite evidence, the termite inspection report is often sufficient to issue a mortgage.  If there is termite evidence, then termite control measures are needed.  The firm that applies the termite control measures then issues a termite inspection report.  Traditionally, termite control measures are paid for by the seller.

Inspection Photographs

These home inspectors fail to point out the limitations of the photographs, or how photographs can adversely affect reports.A Licensed Engineer's pre-purchase inspection is not performed to show you what the building looks like.  You can see that yourself.  Heimer Engineering's reports are not driven by a photograph-based commercial inspection report software.  Heimer Engineering uses proprietary inspection report software written by a Licensed Engineer.

The Engineer assesses what is important to you regardless of how the defect looks in a photograph.  Heimer Engineering's pre-purchase inspection reports are based on providing you with the information needed to make an informed decision.

Photographs included in Home Inspector's report may showing a gutter draining near a foundation wall, a crack in a path, rotted wood trim, or siding shingles close to ground level.  You never see photographs showing the electrical service is insufficient, that the boiler is insufficient in size, or that a house is structurally unsound.  The Licensed Engineer interprets the building's condition and provides that information in the report.

If you want to remember what a room looks like, take photos.  Photographs add color to a report, but you need a Licensed Engineer to interpret what is in the photograph.  A Licensed Engineer provides a professional opinion regarding structural soundness, sufficiency of the heating system, sufficiency of the hot water system, sufficiency of the electrical system, etc.

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Mobile-Friendly Inspection Reports

Mobile friendly home, building, condo, and co-op inspection reportsIt is almost impossible to keep up with the changes that affect home purchasers.  However, there is updated information available via the internet.  Heimer Engineering's emailed reports contain links to websites that help you to learn more about your prospective purchase.

Many people regularly use smartphones to read emails.  Heimer Engineering emails you a PDF of the inspection report.  These reports are designed to be mobile-friendly, and can be viewed on most smartphones, allowing you quick access to the report.

➜ Mobile-Friendly Inspection Reports

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Is The Inspector A
Licensed Engineer?

New York State Licensed Engineer IDMany inspection companies send out non-Engineer inspectors when the buyer requested a Licensed Engineer.  At the site, the non-Engineer Inspector may promise a review by an Engineer in the office.  It is unethical to send a non-Engineer when you think you receiving Engineering services.

Section §197-4.2 of the State of New York State home inspector law requires non-Engineer home inspectors to include the following wording in the pre-inspection agreement:

Home inspectors are not permitted to provide engineering or architectural services

In New York State, a Licensed Engineer can obtain a state-issued identification card.  When the inspector arrives on site, ask to see the New York State Professional Engineer photo ID.

➜ Professional Engineer Verification

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Why Pay Twice?

Why pay twice for your home, building, condo, and co-op inspection?Why risk having a low-cost or inexperienced inspector tell you, "you need to hire a Licensed Engineer to check this" or, "only a Licensed Engineer can tell you if this crack is structural".

Heimer Engineering is often asked to perform an inspection after a non-Engineer has performed a home inspection.  The reason is the non-Engineer's report stated, "Assessing the structural integrity of a building is beyond the scope of a standard building inspection."  Assessing structural integrity is within the scope of a pre-purchase inspection performed by an Engineer.

Heimer Engineering uses State of New York Licensed Engineers to perform pre-purchase inspections.  The Engineer will not tell you that assessing the structure is beyond the scope of an inspection.

Remember, with Heimer Engineering, you receive a home/building inspection, Engineering inspection, and termite inspection.  This is all included in the fee you are quoted.

Trust a Licensed Engineer to advise you of visible structural defects.

➜ Inexpensive Home Inspections

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Environmental Inspections

Home, building, condo, and co-op inspections and the environment.A pre-purchase inspection is not an environmental inspection.  Pre-purchase inspection standards specifically exclude environmental inspections.  Some companies imply they are providing environmental inspections by pointing out environmental concerns.  These inspectors often have limited environmental experience, and may unnecessarily alarm real estate purchasers.

Our Licensed Engineers point out environmental concerns just like other inspectors.  However, Heimer Engineering will not deceive you by claiming the pre-purchase inspection is an environmental inspection.

Trust a Licensed Engineer to advise you of environmental concerns.

➜ Environment Inspection Info

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Code Of Ethics
Standards Of Practice

Licensed Engineer's Code of EthicsA Home Inspector's Code of Ethics deals with non-inspection issues such as the Inspector's relationship with the buyer, seller, real estate broker, etc. The Standards of Practice deals with what is inspected, what the client can expect, what an inspector is permitted to do, etc.

The Licensed Engineers of Heimer Engineering substantially adhere to multiple home inspection codes of ethics and standards of practice.  If the Code of Ethics or Standards of Practice conflict with the Licensed Engineer's responsibility to his client, the Licensed Engineer will use his professional judgment.

The Licensed Engineer does not share the inspection findings with anyone other than our client and their Attorney.  The Engineer is required to use information obtained during the inspection only for the benefit of his client.  If someone other than the client or their Attorney calls for information, we require the client's written authorization before we can speak with them.

Trust a Licensed Engineer to adhere to a Code of Ethics and follow a Standards of Practice.

➜ Code Of Ethics

➜ Standards Of Practice

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Structural System

New York City brownstone buildingOne of the biggest concerns of building buyers is the structure of the building.  Fortunately, structural defects are less common in the New York area than in some other parts of the country.  Building codes have helped limit the number of structural defects.

If you buy a building that has a structural defect, the fact that most buildings in the New York area do not have structural defects is of little comfort to you.  You want to know if the building you are purchasing is structurally sound.

Failed brick foundation wall found by a Professional Engineer during a building inspection.Some building buyers believe that structural defects are only a concern in older buildings.  Other real estate purchasers feel they can find structural defects just by "looking carefully".  Still other building buyers feel that an old building that is still standing must have no structural defects.

There are non-Engineer building inspectors who advocate a "bounce test."  They jump on the floor and if they do not feel the floor bounce, the building is declared structurally sound.  Remember, in the State of New York, only a Professional Engineer can render an opinion as to whether a building is structurally sound.  Do not be fooled by a building inspector offering the "bounce test".

The fact is that many structural defects have only subtle symptoms.  For example, a home buyer may not recognize a sill plate with termite damage that needs $15,000 worth of repairs.

Trust a Licensed Engineer to assess the sufficiency of the structure.

➜ Structural Systems

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Water In The Basement

Water in the basesment is checked for by our Professional Engineers during a pre-purchase building inspectionMany building purchasers are concerned that basement water indicates a structural problem such as a cracked foundation wall.  Virtually all foundation walls have some cracks, so basement water does not necessarily indicate a structural defect.  The Engineer will advise you as to whether cracks in the foundation walls are structurally significant.

Most buildings do not regularly have puddles of water in the basement, but are damp during some months of the year.  If the basement is damp, it may affect your ability to use a basement for storage.  Dampness in the basement is also a concern to people with allergies or other medical conditions because dampness can increase the risk of mold.

Inspections are performed during all kinds of weather, so most buildings are not inspected during a heavy rain.  When inspecting a building on a dry day, the Engineer looks for water evidence in the basement to determine what you can expect during a heavy rain or with melting snow.

Trust a Licensed Engineer to assess the extent of water penetration into the basement.

➜ Water in the Basement

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Heating System

The Professional Engineer examines the heating system as part of the pre-purchase building inspection.Most buildings in the Metro New York area have a heating system.  The heating system keeps heated sections of the building comfortably warm during the cold winter months.  In many newer buildings, the heating system and air conditioning system are combined together.

The most common types of heating systems are forced hot air heat, hot water (or hydronic) heat, steam heat, and heat pumps.  The source of fuel for the heating system can be oil, gas, or electricity.

You need to know whether the heating system will adequately heat the building on cold days.  Heimer Engineering assesses the sufficiency of the heating system.  Other things the Engineers assess include the age of the heating system, whether it will need replacement soon, whether there are hazardous conditions, if the heating system is outdated, etc.

Trust a Licensed Engineer to assess the sufficiency of the heating system.

➜ Heating Systems

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Hot Water System

The Professional Engineer examines the hot water system as part of the pre-purchase building inspection.Hot water serves a vital role in maintaining good health and comfortable conditions.  To serve this role, hot water must be available at an appropriate temperature.

Most buildings with hot water systems have a tankless hot water heater, a hot water heater with a storage tank, a hot water booster tank, or an indirect-fired hot water heater.

Heimer Engineering evaluates the hot water system in your building and advise you if the system is sufficient.  You are also advised of the need to budget for upcoming replacement of the hot water system.

Trust a Licensed Engineer to assess the sufficiency of the hot water system.

➜ Hot Water Systems

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Plumbing System

The Professional Engineer examines the plumbing as part of the pre-purchase building inspection.Plumbing describes different systems in a building.  Plumbing can mean fixtures such as a sink or tub, the pipes that bring water to the fixtures, the pipes that drain the sewage from the fixtures, gas supply lines, underground sprinkler systems, and heating pipes.  Heimer Engineering's Engineers check the plumbing for function, leaks, sufficiency of water supply, etc.

One of the biggest concerns of many building purchasers is leakage.  Water dripping from a pipe is an obvious leak.  Other types of leakage can be difficult to detect, since all that is visible is a dry stain on a ceiling or a piece of duct tape wrapped around a drain line.  The Engineer inspects for both obvious leaks and difficult to detect leakage.

Trust a Licensed Engineer to assess the sufficiency of the plumbing system.

➜ Plumbing Systems 

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Roofing System

The Professional Engineer examines the roof as part of the pre-purchase building inspection.The roof keeps rain and other weather elements out of the building.  Heimer Engineering's Engineers evaluate the general condition of the roof and estimates the remaining life expectancy of the roof.  Evidence of past or present roof leakage is also assessed.

Most roofs are made of asphalt, slate, or clay tile.  If a building has a pitched asphalt roof, the roof can be viewed from the ground.  If the Engineer finds that a roof leaks, needs repairs, or will soon need replacement, an expense analysis of the needed repairs and replacement is provided.

If the building has a pitched roof and an accessible attic, Heimer Engineering  examines for evidence of roof leakage or damage to the sheathing.  The Heimer Engineering's Professional Engineers also checks for problems in the attic such as insufficient attic ventilation when the attic is accessible.

Some inspectors advocate walking on pitched asphalt, slate, and tile roofs.  There are inspectors who lift asphalt roof shingles to determine how they were installed.  This may seem like a good way to check a roof, but it can damage the roof.  The slates, cedar shingles, or terracotta tiles may suffer damage that causes the roof to leak.

Walking on a pitched roof during a home, building, condo, and co-op inspection can cause serious damageMost asphalt roof shingles are self-sealing.  Lifting an asphalt roof shingle damages the seal and makes the roof susceptible to wind damage.  There is no way to examine the membrane under the roof shingles.  Some roofing manufacturers will void a roof warranty if they determine the damage was caused by an inspector on the roof.

An experienced inspector can determine the condition of the roof by visual examination.  If an inspector needs to walk on the roof or lift the shingles to examine it, you should ask; Why can't this inspector determine the condition of the roof visually?  Can't this inspector see that the roof shingles are old?  Can't this inspector see that the roof shingles are irregular?

SatelliteIn some cases, it is not possible to safely observe the roof.  The roof may not be visible because of local topology, because the roof is covered with snow, because there is no roof access hatch, or because the roof access hatch has been sealed.

If the roof is not visible, available satellite images of the roof are used to assess the roof.  This includes historical satellite images, which can allow the roof history to be determined.  Fortunately, satellite images of most of the metropolitan New York area are available.

Trust a Licensed Engineer to assess the condition of the roof of the building.

➜ Roofing Systems

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Electrical System

The Professional Engineer examines the electrical system as part of the pre-purchase building inspection.A modern building requires electricity to run many of its vital systems such as lighting, heating, hot water, and air conditioning.  Because so much of today's equipment requires electric power, some existing buildings do not have enough circuits to support the demands of modern electrical usage.

Buildings with insufficient electric service may not be old.  Even a building constructed only 25 years ago may not have the electric wiring to support the today's needs.  This is especially true of commercial buildings, where the electrical services may not have been designed to meet today's electrical demands.

Electric service insufficiency is often aggravated by owners who add equipment without properly upgrading the electric wiring.  If a building owner adds equipment without upgrading the electric service, a hazardous condition may exist

Only a Licensed Electrician should open a circuit breaker or fuse panel because of the risks.  An Inspector or anyone else who is not a Licensed Electrician should never open a circuit breaker or fuse panel.

A Licensed Electrician can correct hazardous conditions created by opening electrical panels.  Someone who is not a Licensed Electrician lacks the experience to deal with hazardous conditions.  If a problem develops because of opening the panel (for example, a circuit breaker becomes loose), the Inspector is not in a position to resolve the problem.  A responsible home inspector will not open electrical panels.

Home, building, condo, and co-op inspections and electrical system inspectionsMost communities require electricians to be licensed, and prohibit anyone other than a Licensed Electrician from performing electrical work.  (Exceptions are made for homeowners wiring their own home.)

An experienced Engineer can determine the condition of the wiring by visual examination.  The question is why do some home inspectors insist on opening the circuit breaker panel when it could create a hazard.  Can't these home inspectors see the risks and hazards on the outside?  Are these home inspectors missing wiring problems because of their narrow focus?

Trust a Licensed Engineer to assess the sufficiency of the electrical system.

➜ Electrical Systems

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Termites

The Professional Engineer examines the building for termite damage as part of the pre-purchase building inspection.Termites can damage a building.  Years ago, it was considered sufficient to have only a termite inspection performed before purchasing a building.  If there was no evidence of an active termite infestation, it was incorrectly assumed that the building had no structural damage.

A termite control specialist can look for evidence of termite activity, but cannot assess the structural impact of termite damage.  You need an Engineer to assess the structural impact of any termite damage.

Termite control specialists and Engineers look differently at termite evidence.  Engineers look for the impact of the termites and termite damage, particularly if the damage is structural.  A termite control specialist is looking at the need for termite control measures.  Therefore, it is strongly recommend that you have the building checked for termites by both an Engineer and a termite control specialist.  This maximizes your chances of finding any termite activity and related structural damage.  You should also obtain a warranty against future termite activity from the termite control specialist.

Trust a Licensed Engineer to assess whether any termite damage is structurally significant.

➜ Termites

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Who Can Inspect For Termites?

Licensed Engineer Termite InspectionsThere is misleading web information regarding termite inspections.  You will see statements such as licensed termite inspector, New York licensed termite inspection, New York approved termite inspector, trained in termite inspections by New York, New York certified termite inspector, and many more.

The State of New York neither trains nor licenses termite inspectors.  The State of New York licenses pesticide applicators and pesticide technicians.  In the State of New York, you are required to be licensed to purchase or apply pesticides.

Licensed Engineers look for evidence of termite activity as part of the pre-purchase inspections.  The Engineer knows about termite evidence, what conditions invite termite activity, where termites are likely to be found, etc.  In addition, a Licensed Engineer checks for structural damage caused by termites.

➜ New York State Pesticide Applicator/Technician

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Leaks And Thermal Imaging

Thermal imaging and home, building, condo, and co-op inspections.Some home inspectors claim thermal imaging provides better information than traditional methods of inspection.  Claims of an ability to detect leaks and hidden structural defects have been used in home inspection advertising.

Contrary to what some home inspectors claim, thermal imaging cannot detect invisible leaks, concealed overheated wiring, structural defects, termite damage, old pipes, asbestos, and mold.  Thermal imaging is looking at the infrared emissions (essentially, the temperature) of an object.  Thermal imaging provides no special ability to detect concealed defect.

➜ Thermal Imaging

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Pre-Closing Inspections

Pre-closing home, building, condo, and co-op inspectionsA pre-purchase inspection describes the condition of the site at the time of the inspection.  The condition of the building can change after the initial inspection.  A pre-closing inspection helps you find out what has changed.

A pre-closing inspection is important because:

  • Furniture and stored material should have been removed, providing access to more areas and possibly exposing defects;
  • Leaks may have develop after the original inspection;
  • A system that was functioning during the original inspection may break;
  • During the winter, pipes may freeze;
  • A strong storm, neighborhood construction, very hot or very cold weather, etc. may damage the building;
  • Equipment or appliances may fail;
  • A repair the seller makes may be improper;
  • And many, many more changes can occur.

The best way to protect yourself is a pre-closing inspection.  The Licensed Engineer returns to the site just before closing, and checks to determine what has changed.  A pre-closing inspection gives you the opportunity to have adjustments made at closing.

Page Index

Home Inspection IndexUse the buttons below to navigate this page.

➜ Home Inspector Versus Licensed Engineer

➜ Four Inspection Reports

➜ Mobile Friendly Reports

➜ Is The Inspector A Licensed Engineer?

➜ Why Pay Twice?

➜ Environmental Inspections

➜ Code Of Ethics and Standards of Practice

➜ Structural System

➜ Water In The Basement

➜ Heating System

➜ Hot Water System

➜ Plumbing System

➜ Roofing System

➜ Electrical System

➜ Termites

➜ Who can Inspect For Termites

➜ Leaks And Thermal Imaging

➜ Pre-Closing Inspections

Contact Heimer Engineering 24/7

Cal for a Home InspectionHeimer Engineering is happy to help you.  Staff members are available to answer your questions from Monday through Friday from 9:15 AM to 5:00 PM.  Messages are checked Sunday evening through Thursday evening.  Inspections are performed seven days a week.

Heimer Engineering New York pre-purchase home, building, condo, and co‑op inspectionsTo set up an appointment for a pre-purchase inspection, or to find out about Engineering services or expert court testimony, click below for a contact form, send us an email, send a text to 888.769.6910, call 646.757.4500, or call 800.605.1500.  If no staff member is in the office, leave a message. Remember to ask about a web discount. 

➜ 24/7 Contact Information

Heimer Engineering serves the Metro New York area, including New York City (Manhattan, Queens, Brooklyn, Bronx, Staten Island), Long Island (Nassau County, Suffolk County, and Upstate New York (Rockland County, Putnam County, and Westchester County).

Heimer Engineering respects your privacy.  Some inspection firms share information with insurance, landscaping, home maintenance, moving, cable, mortgage, and other companies.  You will not receive phone calls or solicitation emails from third parties as a result of providing personal information.

In the event of a life-threatening emergency call 911.  Emergency situations need to be handled by first-responders who can evacuate buildings, shut utilities off, and take other steps necessary to preserve life.

Discounts

United States FlagIn addition to the webpage discount, discounts are available for referrals (attorney, real estate broker, mortgage broker, co-worker, friend) first time buyers, senior citizens, military (army, navy, air force, marines, coast guard), first responders (police, ambulance, fire), municipal employees, security personnel, and union members.

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Heimer Engineering New York pre-purchase home, building, condo, and co‑op inspectionInspections are performed only after the client signs a pre-inspection agreement.  The use of this website is governed by our Terms of Use.  This website is made available for informational purposes and does not represent a professional opinion of your particular situation.

➜ Download A Pre-Inspection Agreement

Heimer Engineering performs home inspections, building inspections, condominium inspections, and co-op inspections in the State of New York.  We do not perform inspections or recommend Inspectors or Engineers outside of the State of New York.  We provide Licensed Professional Engineer consultation services including hurricane and storm damage and damage from adjoining constructionExpert witness services are provided regarding playground injuries, parking lot, walkway, and stairway slip, trip, and fall.

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