Applying Scientific and
by Licensed Engineers
Professional Engineer Building Inspectors
Applying Scientific and Engineering
Principles to Building Inspections
Pre-Purchase Building Inspections
in Manhattan, Queens, Brooklyn,
Bronx, Staten Island, Nassau, Suffolk,
Rockland, Putnam, and Westchester
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Information from a Professional Engineer on pre-purchase building inspections. If the real estate you are buying is a house, condo, or co-op, click on one of the buttons below.
- Professional Engineers Home Inspectors apply Scientific and Engineering Principles to Home and Building Inspections
- Heimer Engineering℠ uses only Professional Engineers and performs home and building inspections at competitive fees.
- An on-site and computer-indexed emailed report are always included.
- Heimer Engineering℠ includes cost factors. If the real estate has unexpected defects, cost factors can help you negotiate the purchase price.
What Does an
The Professional Engineer Home Inspector's fees from Heimer Engineering℠ depend on the size and type of the house, building, condo, or co-op being inspected. The fees range from slightly under $600 to about $1,600. Smaller to medium size homes generally cost between slightly under $600 and $750.
There is a website that states that the 2018 average home inspection cost is $315, with a range of $200 to $400. The website is a referral website that refers you to inspectors who may pay to be listed on the site. The fees quoted on the site are not based on Metro New York area real estate inspections.
Some Home Inspection companies raise the cost at the inspection site for termite certifications, swimming pools, garages, etc. Heimer Engineering℠ does not change the inspection fees when we arrive at the site.
Non-Engineer Home Inspectors and part-time Home Inspectors may charge $100 to $200 less than Heimer Engineering℠. Home Inspection franchisees and Home Inspectors that use commercial software may add additional franchise and software licensing fees to the inspection cost.
There are no do-overs if the Home Inspector does not perform the inspection to your satisfaction. It is important to chose the Inspector wisely. You need to know not only what the inspection costs, but what is included and what limitations exist.
Choosing the wrong Home Inspector may save money now, but the real expense is in the future. The wrong Home Inspector could cause you to buy the proverbial money pit.
If a non-Engineer Home Inspector performs an inspection and then you need to hire a Professional Engineer Home Inspector to check the structure, are you really saving any money?
One 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.
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.
Water in the Basement
Many 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 Professional 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 Professional Engineer Building Inspectors look for water evidence in the basement to determine what you can expect during a heavy rain or with melting snow.
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. We assess the sufficiency of the heating system. Other things the Professional Engineer Building Inspectors 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.
Hot Water System
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.
The Professional Engineer Building Inspectors evaluate 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.
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. Our Professional 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 Professional Engineer Building Inspectors inspect for both obvious leaks and difficult to detect leakage.
The roof keeps rain and other weather elements out of the building. Our Professional 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 Professional Engineer Building Inspectors find 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, We examine for evidence of roof leakage or damage to the sheathing. Our Professional Engineer Building Inspectors also checks for problems in the attic such as insufficient attic ventilation when the attic is accessible.
Some Home Inspectors advocate walking on pitched asphalt, slate, and terracotta tile roofs. There are Home 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. Roofing manufacturers will void a roof warranty if they determine damage was caused by an inspector on the roof.
Our Professional Engineers determine the condition of the roof by visual examination. If an Home Inspector needs to walk on the roof or lift the shingles, you should ask; Why can't this Home Inspector determine the condition of the roof visually? Can't this Home Inspector see that the roof shingles are old?
In some cases, it is not possible to safely observe the roof. If the roof is not visible, we us 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.
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 panel. A Licensed Electrician can correct hazards created by opening electrical panels. 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.)
Our Professional 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.
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 Professional Engineer Building Inspectors look differently at termite evidence. Professional 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 a Professional Engineer Building Inspectors 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.
Who Can Inspect
You 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 technicians, not termite inspectors.
We inspect for evidence of termite activity as part of the pre-purchase inspection. The Professional Engineer Home Inspector knows about termite evidence, what conditions invite termite activity, where termites are likely to be found, etc. In addition, our Professional Engineer Home Inspectors check for structural damage caused by termites.
Leaks and Thermal Imaging
Some Home Inspectors claim thermal imaging provides better information than traditional home inspection methods. 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, 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.
Applying Scientific and
to Home and
The On-Site Verbal Inspection Report provides instant information and the opportunity to ask the Professional Engineer Home Inspector questions.
The On-Site Written Inspection Report is a short-form report that highlights Heimer Engineering's℠ findings.
The Emailed Inspection Report includes information relevant to the inspected home or building and to real estate purchases in general in a mobile-friendly form. The Emailed Inspection Report contains a Summary Report that summarizes the Professional Engineer Home Inspector's finding and guides you to sections of the report specific to the real estate you are purchasing.
Inspection Photographic Images
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.
Is the Home Inspector a
Many inspection companies send non-Engineer Home Inspectors when the buyer requested a Professional Engineer. When you retain a Professional Engineer to perform a pre-purchase inspection, you expect a Professional Engineer to visit the site. It is unethical to send a non-Engineer Home Inspector when you expect the services of a Professional Engineer. Heimer Engineering℠ uses only Professional Engineer Home Inspectors to perform pre-purchase inspections.
In New York State, a Professional 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.
Some Home Inspection companies imply they provide environmental inspections by pointing out environmental concerns. These Home Inspectors often have limited environmental experience, and may unnecessarily alarm real estate purchasers.
Our Professional Engineer Home Inspectors point out environmental concerns like other Inspectors. We do not deceive you by claiming the pre-purchase inspection is an environmental inspection.
Code of Ethics
Standards of Practice
The Professional 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 Professional Engineer uses Engineering judgment to decide what standard or Engineering principle takes precedence. All State of New York Professional Engineers are bound by New York State Education Law Article 145.
We only share inspection findings with you and your Attorney. If someone other than you or your Attorney asks for information, we require your written authorization before we speak with them.
A 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. A pre-closing inspection gives you the opportunity to have adjustments made at closing.
Emailed Comments to
The following are excerpts of client emails sent to Heimer Engineering℠ regarding our Professional Engineer Home Inspectors. The comments have been edited to remove identifying information, and correct spelling errors.
… was amazing. We had several homes inspected by another company and liked the inspector. He wasn't available for this house. Our lawyer recommended Heimer. Your engineer spent time looking at important things. The other inspector who we thought was good was more concerned with a ceiling crack than the broken air conditioning in the last house we looked at. But it was your report that was truly amazing. Wow! The other inspector's report had pictures. Every picture was in the report at least twice and everything wrong was listed two or three times in the other inspector's report. I couldn't figure out what was going on. And the pictures in the other inspector's report were colorful, but who needs a picture of a wall crack or the statues in front of the house? I took my own pictures. Your report told us what was wrong, when it was going to need repair, and who should fix it. And there were dangerous things in the house that your report highlighted in red. We're buying the house, and we got the seller to lower the price because of the wonderful inspection report. I know who I'm recommending that my friends use for their next inspection. Thank you so so much. :-)
L…, Queens, New York
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.
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.
"Our first inspector, …, 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. Thank you Heimer for sending … on short notice to save our first home purchase."
"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. Thank you Heimer Inspections."
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 from Heimer 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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Applying Scientific and
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Contact Heimer Engineering℠
Heimer 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 Home Inspector's fees, especially when you consider that many non-Engineers charge extra for termite inspections, swimming pools, etc.
Inspection orders are taken by senior staff members. A real estate purchase is complex and you should be able to speak with someone who can answer your inspection questions.
To set up an appointment for a pre-purchase inspection or to find out about Engineering services or expert court testimony email Info@heimer.com, text 888.769.6910, or call 646.757.4500. If no staff member is in the office, leave a message.
Ask About a Web Discount
Heimer Engineering℠ serve the Greater 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).
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.
Standards of Practice
and Code of Ethics
Heimer Engineering's℠ Professional Engineer Home Inspectors 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 Professional Engineer Home Inspectors use Engineering judgment to decide what standard or Engineering principle takes precedence. All State of New York Licensed Professional Engineers are bound by New York State Education Law Article 145.
Ask about a 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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Heimer Engineering PC℠ performs home inspections, building inspections, condo inspections, and co-op inspections in the State of New York. Expert witness services are provided regarding playground injuries, parking lot, walkway, and stairway slip, trip, and fall.
The Heimer Engineering PC℠ website was designed and is maintained by Harold Krongelb PE. The contents of this website were written by Harold Krongelb PE. 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.
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Heimer Engineering℠ PC
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