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

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Building Inspections
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Pre-Purchase Building Inspections

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

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Why Choose Heimer Engineering℠?

  1. Heimer Engineering℠ uses only Licensed Professional Engineers to perform pre-purchase inspections.
  2. Heimer Engineering's℠ inspection fees are competitive with non-Engineer's inspection fees.
  3. The easiest way to see the difference between Heimer Engineering℠ and other home inspection companies is to look at a sample report. (This sample report is of a house that needs a lot of work).

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  4. Heimer Engineering P.C. BBB Business ReviewThe Better Business Bureau gives Heimer Engineering℠ an A+ rating.
  5. Heimer Engineering℠ provides you with a verbal report, an on-site summary report, a termite report, and an emailed report.
  6. Heimer Engineering℠ includes cost factors where applicable in the written reports.

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.

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Home Inspector vs. Engineer

Heimer Engineering LogoThe following are snippets of comments clients have emailed following inspections by Heimer Engineering℠. The comments have been edited to remove identifying information, and spelling errors have been corrected.

"…said he was an Engineer. Turns out he only used a computer program written by an Engineer. Now the sellers won't accept anything the guy said. So I need to pay for an inspection by a real Engineer."

K…, Brooklyn

"We hired a Home Inspector. We've lived in apartments since we were married and didn't know better. The inspector said there was a crack in the foundation. The inspector said an Engineer needed to tell me if it was a problem. My broker said to call Heimer Engineering. Heimer sent an Engineer who said it was not structural. Heimer's Engineer also told me that the electrical service was good (the inspector told me to replace it) and that the chimney only needed pointing (the inspector told me to put new bricks on the chimney). And the Engineer cost less, because he didn't test for radon and didn't charge extra for termites. Next time, I'll get an Engineer the first time."

S…, Nassau County

The old house needed work, but it was big and cost less than other houses. The floor was sagging, so I had an inspector come who said he could tell me about the floor sagging. He didn't say a word about the sagging, so I asked him. The inspector told me to get an Engineer to check the floor sag. So I paid an Engineer after I paid the inspector. Good thing, because Heimer Engineering showed me there were serious problems because of the way this 100-year-old house was built. I got an estimate from a contractor for $90 thousand to rebuild the porch and the second floor. No thank you, deal's off. The broker said I was smart to get an Engineer. I'll use Heimer Engineering for the next inspection!

B…, Westchester County

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Reviews and Compliments

Heimer Engineering PC BBB Business ReviewOrganizations like the Better Business Bureau, which requires verification of complaints, give Heimer Engineering℠ an A+ rating. The Better Business Bureau provides a level playing field where both the business and the client get equal input.

The following are snippets of comments clients have emailed following inspections by Heimer Engineering℠. The comments have been edited to remove identifying information, and spelling errors have been corrected.

Thank you for sending …. He explained everything and was very patient with us.

J…, Suffolk County

I was a little annoyed that … didn't talk much during the inspection. After the inspection, … went over everything. It was obvious that … was concentrating on the house.

L…, Queens

My first deal didn't go through because the sellers backed out. I need another inspection. We loved … Please send … again.

O…, Westchester County.

Thank you for sending…. Not only did he do a great job, but he called me back on a Friday evening because I needed an answer right away.

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, "only a Licensed Engineer can tell you if this crack is structural".

Heimer Engineering's℠ is often asked to perform an inspection after a non-Engineer has performed a home inspection. 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 Licensed Engineer's inspection.

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.

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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.

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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.

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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.

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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.

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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.

Walking on a pitched roof during a home, building, condo, and co-op inspection can cause serious damageSome Inspectors advocate walking on pitched asphalt, slate, and terracotta tile roofs. There are Inspectors who lift asphalt roof shingles to determine how they were installed. This damages the roof. The slates, cedar shingles, or terracotta tiles suffer damage that can causes leakage.

Asphalt roof shingles are self-sealing. Lifting an asphalt roof shingle damages the seal. Some roofing manufacturers will void a roof warranty if they determine damage was caused by an inspector on the roof.

Heimer Engineering's℠ Licensed Engineers determine the condition of the roof by visual examination. If an Inspector needs to walk on the roof or lift the shingles, 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, it is covered with snow, because there is no access hatch, or because the access hatch has been sealed.

If the roof is not visible, Heimer Engineering℠ uses available satellite images of the roof to assess the roof. This includes historical satellite images, which can allow the roof history to be determined.

The myth of needing to climb on a roof or use a ladder to view the roof came from roofers who went into the home inspection business part-time. Today, very few Home Inspectors climb on the roof or use a ladder to check the roof.

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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

DangerOnly a Licensed Electrician should open a circuit breaker. A Licensed Electrician can correct hazards created by opening electrical panels. If a problem develops because of opening the panel, the Inspector is not in a position to resolve the problem. A responsible Home Inspector will not open electrical panels.

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.)

Heimer Engineering's℠ Licensed Engineers 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 creates a hazard.

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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.

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Who Can Inspect
for Termites?

Licensed Engineer Termite InspectionsYou will see statements such as New York licensed termite inspection, New York approved termite inspector, New York certified termite inspector, etc. 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.

Heimer Engineering℠ inspects 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, Heimer Engineering's℠ Licensed Engineer checks for structural damage caused by termites.

Leaks and Thermal Imaging

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

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

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Inspection Reports

On-Site Verbal ReportProviding four inspection reports helps you understand the condition of the real estate you purchasing. All four reports are included in the inspection fee Heimer Engineering℠ quoted to you.

Heimer Engineering's℠ inspection fees are competitive with non-Engineers.

The On-Site Verbal Inspection Report discussed the inspection findings and provides instant information and the opportunity to ask the Engineer questions.

The On-Site Written Inspection Report is a short-form report that highlights Heimer Engineering's℠ findings.

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

The Emailed Written Inspection Report contains a Quick Start Key Point Summary that guides you to sections of the report specific to the real estate you are purchasing. The Quick Start Key Point Summary is based on what clients and Attorneys have told Heimer Engineering℠ is most important to them.

Some inspection companies provide an instant report. A home or building is a major purchase. Don't settle for an instant report that with its instant report errors.

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Inspection Photographic Images

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. Heimer Engineering's℠ reports are not driven by a photograph-based commercial inspection report software.

Photographic images included in a Home Inspector's report may show a gutter draining near a foundation wall, a crack in a path, or siding shingles close to ground level. You never see photographs showing the insufficient electrical service, an undersized boiler, or that a house is structurally unsound.

If you use images to negotiate with a seller, it is the seller's interpretation of the images that you are negotiating with. Photographs in a report work to the seller's advantage.

Heimer Engineering℠ will provide you with inspection photographs if you request them, subject to our privacy policy. We do not recommend that you use the photographs to negotiate with the seller in most situations.

Mobile-Friendly Inspection Reports

Mobile friendly home, building, condo, and co-op inspection reportsOne cannot keep up with the changes that affect home purchasers. Updated information available via the internet. Heimer Engineering's℠ reports contain links that help you learn more about your prospective purchase.

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

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Is the Home Inspector a
Licensed Engineer?

New York State Licensed Engineer IDMany inspection companies send non-Engineer inspectors when the buyer requested a Licensed Engineer. At the site, the non-Engineer Inspector promises a review by an Engineer in the office.

When you retain a Licensed Engineer to perform a pre-purchase inspection, you expect a Licensed Engineer to visit the site. It is unethical for a home inspection company to send a non-Engineer when you expect the services of a Licensed Engineer. Heimer Engineering℠ uses only Licensed Engineers to perform pre-purchase inspections.

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. A non-Engineer cannot lawfully obtain a State of New York Professional Engineer's photo ID.

Environmental Inspections

Home, building, condo, and co-op inspections and the environment.Pre-purchase inspection standards exclude environmental inspections. Some companies imply they provide environmental inspections by pointing out environmental concerns. These Inspectors often have limited environmental experience, and may unnecessarily alarm real estate purchasers.

The Licensed Engineers of Heimer Engineering℠ point out environmental concerns like other Inspectors. Heimer Engineering℠ does not deceive you by claiming the pre-purchase inspection is an environmental inspection.

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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, and real estate broker. 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 Heimer Engineering's℠ responsibility to you, the Licensed Engineer uses his professional judgment.

Heimer Engineering℠ only shares the inspection findings with you and you Attorney. Heimer Engineering℠ is required to use information obtained during the inspection only for your benefit. If someone other than you or your Attorney calls for information, Heimer Engineering℠ requires your written authorization before we speak with them.

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Pre-Purchase
Inspections

During the inspection, the Heimer Engineering℠ examines, analyzes, and/or reports on (as appropriate based on the building):

Structural
System
Foundation
Inspections
Heating
System
Electrical
System
Plumbing
System
Hot Water
System
Roofing
System
Leaders &
Gutters
Siding
Inspections
Termite
Inspections
Carpenter
Ants
Exterior
Trim
Basement
Water
Rotted
Wood
Appliance
Inspections
Air
Conditioning
Windows
And Doors
Interior
Inspections
Carbon
Monoxide
Mold
Inspections
Asbestos
Inspections
Bad
Choices
Report
Info
Thermal
Imaging
Building
Codes
Inspection
Basics
Home
Inspections
Condo
Inspections
New Condo
Punch List
Co-op
Inspections
Sample
Report

Pre-Closing Inspections

Pre-closing home, building, condo, and co-op inspectionsA pre-closing inspection helps you find out what changed after the inspection:

  • Furniture and stored material should have been removed, providing access to more areas;
  • Leaks may develop after the original inspection;
  • A system or appliances that were functioning during the original inspection may break;
  • A strong storm, neighborhood construction, very hot, or very cold weather may damage the building;
  • And many more changes can occur.

The best way to protect yourself is a pre-closing inspection. Heimer Engineering's℠ Licensed Engineer returns to the site before closing, and determines what has changed. A pre-closing inspection gives you the opportunity to have adjustments made at closing.

Contact Heimer Engineering℠ 24/7

Call for a Home InspectionHeimer Engineering℠ is happy to help you. Senior Staff members are available Monday through Friday from 9 AM to 5 PM.  After 5 PM, please leave a message. Messages are checked during the day on Sunday, and Sunday evening through Thursday evening. Inspections are performed seven days a week.

Heimer Engineering's℠ inspection fees are competitive with non-Engineer's inspection fees, especially when you consider that many non-Engineers charge extra for a termite inspection, swimming pools, etc.

Heimer Engineering New York pre-purchase home, building, condo, and co‑op inspectionInspection orders are taken by senior staff members. A real estate purchase is complex, and you should be able to speak with someone who can give you real answers to your inspection questions.

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 send Heimer Engineering℠ an email at WebInfoRequest@heimer.com, send Heimer Engineering℠ a text at 888.769.6910, or call Heimer Engineering℠ at 800.605.1500. If no staff member is in the office, leave a message.

Ask About a Web Discount

Heimer Engineering P.C. BBB Business ReviewHeimer 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 to Heimer Engineering℠.

Call 911In 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.

Heimer Engineering℠
Standards of Practice
and Code of Ethics

The Licensed Engineers of Heimer Engineering℠ substantially adhere to the InterNACHI® Code of Ethics, to Subpart 197-4 of the State of New York Code of Ethics and Regulations for Home Inspectors, the ASHI® Standards of Practice, and the National Society of Professional Engineers (NSPE®) Code of Ethics. In the event of a  conflict, the Licensed Engineer uses Engineering judgment to decide what standard or Engineering principle takes precedence. All State of New York Licensed Engineers are bound by New York State Education Law Article 145.

Discounts

 
United States FlagAsk about a Heimer Engineering℠ web discount. Discounts are also 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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Inspections are performed only after the client signs a Pre-Inspection Agreement. Use of this website is governed by Heimer Engineering's℠ Terms of Use. This website is made available for informational purposes and does not represent a professional opinion of your particular situation.

Heimer Engineering℠ performs home inspections, building inspections, condominium inspections, and co-op inspections in the State of New York. We provide Licensed Professional Engineer consultation services including hurricane and storm damage and damage from adjoining construction. Expert witness services are provided regarding playground injuries, parking lot, walkway, and stairway slip, trip, and fall.

Statue of Liberty in New York HarborThe Heimer Engineering℠ website was designed and is maintained by Harold Krongelb P.E. The contents of this website were written by Harold Krongelb P.E. This website is not intended to offer Engineering opinions or advice. Sitemaps and indexing information can be found at Page Sitemap, Image Sitemap, Mobile Sitemap, and Video Sitemap. Heimer Engineering's domains include www.heimer.com, www.home-inspection-ny.com, www.professional-engineer.com, and www.home-inspection-engineer.com. Heimer Engineering posts updates on Facebook.

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Heimer Engineering New York pre-purchase home, building, condo, and co‑op inspectionHeimer Engineering PC
f/k/a Richard L Heimer PE PC
2171 Jericho Turnpike
Suite 230
Commack, New York, USA 11725-2947

New York Metro: 800.605.1500
New York Metro: 800.640.8090
New York Metro: 646.757.4500
Bronx, New York: 718.547.2000
Brooklyn, New York: 718.237.7777
Manhattan, New York: 212.563.4777
✅ Long Island, New York: 516.487.2100
Long Island, New York: 631.549.2500
Nassau County, New York: 516.487.2100
Putnam County, New York: 845.638.4900
Queens, New York: 718.544.3000
Staten Island, New York: 718.227.5000
✅ Suffolk County, New York: 631.858.5500
✅ Suffolk County, New York: 631.288.3900
✅ Suffolk County, New York: 631.549.2500
Westchester County, New York: 914.576.6100
✅ Fax: 631.858.5599, 646.795.4571
✅ Text: 888.769.6910
✅ Coordinates: 40.8439215, -73.2871259
✅ URL:
✅ Email: Info@heimer.com

International Standard of Industrial Classification of All Economic Activities (ISIC) Revision 4 Classification: 71
North American Industry Classification System (SAISC) Classification: 541330, 541350