Heimer Engineering New York pre-purchase home, building, condo, and co‑op inspection
646.757.4500

Applying Scientific and
Engineering Principles to
Home Inspections and
Building Inspections

Professional Engineer
Coop Inspections

Professional Engineer Coop Inspectors
Applying Scientific and Engineering
Principles to Coop Inspections

Pre-Purchase Coop Inspections
in Manhattan, Queens, Brooklyn,
Bronx, Staten Island, Nassau, Suffolk,
Rockland, Putnam, and Westchester

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Information from Professional Engineer Home Inspectors on pre-purchase coop inspections. If the real estate you are buying is a house, building, condo, or co-op, click on one of the buttons below.

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Why Choose
Heimer Engineering's℠
Professional Engineer
Home Inspectors?

  • Heimer EngineeringProfessional 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.

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What Does an
Inspection Cost?

Woman with cash in her handThe 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 about $600 to $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.

There are no do-overs if the Home Inspector does not perform the inspection to your satisfaction. It is important to chose the Home Inspector wisely. You need to know not only what the inspection costs, but what the inspection includes. 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.

More Info on Costs

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What Should a
Home Buyer Expect?

Question MarkWhat are the most expensive situations a home buyer faces?

  1. The handyman’s special: Many home buyers have no idea how costly it is to renovate a house.This is a significant issue for home buyers who can only afford a handyman's special.
  2. Fixing a defect that has plagued a house for years: Take a 60-year-old house that has evidence of chronic basement water. There is a reason the water in the basement has not been corrected for so many years.
  3. Renovating pre-World War II and landmark homes: The costs of performing repairs and renovations is often much higher than expected.

Question MarkWhat are unexpected situations a home buyer finds?

  1. Unintentional misinformation about the house: Say someone buys a house and is told the roof is "a few years old". The owner sells the house four years later and describe the roof as being six years old. The Engineer tells the buyer the roof is over 20 years old. Besides the issue of the roof age, a trust issue is raised. Unintentional misinformation has killed many home deals.
  2. The expectation that the seller will repair everything the Engineer finds: The purpose of a pre-purchase inspection is to advise a purchaser of the condition of the house. The purpose is not to create a list of what the seller is going to correct.
  3. The expectation the Engineer is going to give a buyer a Yes or No answer on purchasing the house: It is rarely that clear cut when purchasing a home. A pre-purchase inspection makes a buyer better informed about the house. It is up to a buyer to choose whether to purchase the house.
  4. The extensive amount of Information in the inspection report: An inspection report is like a shopping mall. You do not buy something in every store in the mall. The Engineer puts as much information as is reasonable into the report. The buyer decides what is important. For example, an electrician purchasing a home may have little interest in electrical defects.
  5. What is referred to by many as disclaimers: These are disclosures of what cannot be checked. Common disclosures include seeing inside walls and not entering a locked garage. An informed purchaser should know what cannot be checked.
  6. A buyer cannot legalize an apartment, bedroom, or addition for which no certificate of occupancy was obtained: Codes and zoning regulations are not simple. Most buyers do not understand of the obstacles to legalizing a space. For example, City of New York zoning requirements may prevent legalization of what looks like a harmless change such as a second bathroom in an apartment.

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Heating System

The Professional Engineer examines the heating system as part of the pre-purchase co-op inspection.Buildings in the Metro New York area that are occupied year-round have a heating system. The heating system keeps the co-op unit comfortably warm during the winter months. In some newer buildings and buildings, the heating system and air conditioning system are combined.

Common types of heating systems include 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 co-op on cold days. The Professional Engineer Home Inspectors assess the sufficiency of the heating system. Other things the Professional Engineer Home 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.

Heating System Info

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Hot Water System

The Professional Engineer examines the hot water system as part of the pre-purchase co-op inspection.Hot water is used for bathing and cleaning. Hot water serves a vital role in maintaining good health. To serve this role, hot water must be available at an appropriate temperature.

Most co-op units are served 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. It would be frustrating to move into your new co-op, and find that you do not have enough hot water the first time you shower.

The Professional Engineer Home Inspectors evaluate the hot water system in your co-op and advise you if it is sufficient. You are also advised of the need to budget for upcoming replacement of the hot water system.

Hot Water System Info

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Plumbing System

The Professional Engineer examines the plumbing as part of the pre-purchase co-op 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 Professional Engineer Home Inspectors check the plumbing for function, leaks, sufficiency of water supply, etc.

One of the biggest concerns of many co-op 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 stain on a ceiling or a piece of duct tape wrapped around a drain line. The Professional Engineer Home Inspectors inspect for both obvious leaks and difficult to detect leakage.

Plumbing System Info

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Electrical System

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

Buildings with insufficient electric service may not be old. Even a building constructed 25 years ago may not have the electric wiring to support the today's needs.

Electric service insufficiency is often aggravated by owners who add appliances without properly upgrading the electric wiring. Even changing an electric oven to an electric self-cleaning electric oven may increase the electric loads to the point where the electric service needs to be upgraded. If an owner adds appliances without upgrading the electric service, a hazardous condition may be created.

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.

Electrical System Info

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Emailed Comments to
Heimer Engineering℠

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.

Woman's Face… 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

Man's FaceThank you for sending … He explained everything and was very patient with us.

J…, Suffolk County

Man's FaceI 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

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

O…, Westchester County

Woman's FaceThank 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.

N…, Manhattan

Man's Face"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."

K…, Brooklyn

Woman's Face"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

Woman's FaceThe 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

Client's images in the above excerpts have been replaced with stock images to protect our client's privacy.

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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 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.

Thermal Imaging Info

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Inspection Reports

Applying Scientific and
Engineering Principles
to Home and
Building Inspections

On-Site Verbal ReportThe 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.

Sample Report

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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.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℠ provides you with inspection photographs if you request them, subject to our privacy policy. You should discuss with your Attorney whether you want to share the images with the seller.

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Is the Home Inspector a
Licensed Engineer?

New York State Licensed Engineer IDMany 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.

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Environmental Inspections

Home, building, condo, and co-op inspections and the environment.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.

Environment Info

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Code of Ethics
Standards of Practice

Licensed Engineer's Code of EthicsThe 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.

Code of Ethics

Standards of Practice

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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. A pre-closing inspection gives you the opportunity to have adjustments made at closing.

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Emailed Comments to
Heimer Engineering℠

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.

Woman's Face… 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

Man's FaceThank you for sending … He explained everything and was very patient with us.

J…, Suffolk County

Man's FaceI 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

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

O…, Westchester County

Woman's FaceThank 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.

N…, Manhattan

Man's Face"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."

K…, Brooklyn

Woman's Face"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

Woman's FaceThe 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

Client's images in the above excerpts have been replaced with stock images to protect our client's privacy.

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Inspection Info

Structural
System
Heating
System
Electrical
System
Plumbing
System
Hot Water
System
Roofing
System
Leaders &
Gutters
Termite
Inspections
Carpenter
Ants
Exterior
Trim
Basement
Water
Rotted
Wood
Air
Conditioning
Interior
Inspections
Carbon
Monoxide
Mold
Inspections
Asbestos
Inspections
Building
Codes
Inspection
Basics
Sample
Report
Contact
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Applying Scientific and
Engineering Principles
to Home and
Building Inspections

Contact Heimer Engineering℠

Call Heimer Engineering℠ for a Home InspectionHeimer Engineering℠ New York pre-purchase home, building, condo, and co‑op inspectionsHeimer 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, call 646.757.4500, or call 631.462.1515. If no staff member is in the office, leave a message.

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Heimer Engineering℠ PC BBB Business ReviewHeimer 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).

Heimer Engineering℠ respects your privacy. Some home 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 Heimer Engineering℠ with personal information. For more information, see Heimer Engineering's℠ Privacy Policy.

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.

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.

Discounts

 
United States FlagAsk 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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Inspections are performed only after the client signs a Pre-Inspection Agreement. 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 situation.

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 . The contents of this website were written by . 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.

To protect an individual's privacy, images of people used on this site are either licensed stock images or used with permission. The images of the clients who emailed compliments to Heimer Engineering℠ are not of the actual client.

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©1997-2019 Andrea and Harold Krongelb. All rights reserved. Used under a revocable license by Heimer Engineering PC. All documents and methods used by Heimer Engineering PC are owned by Harold and Andrea Krongelb and are used under a revocable license.

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Heimer Engineering℠ PC
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Heimer Engineering℠ PC
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Bronx, Brooklyn, Manhattan, Queens, Staten Island: 646.757.4500
Nassau County, Suffolk County, New York: 516.487.2100 631.858.5500
Westchester County, Putnam County, Rockland County, New York: 914.576.6100 845.638.4900
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Email: Info@heimer.com