Applying Scientific and
Punch List Inspections
Professional Engineer Condo Inspectors
Applying Scientific and Engineering
Principles to Condo Inspections
Pre-Purchase Condo Inspections
in Manhattan, Queens, Brooklyn,
Bronx, Staten Island, Nassau, Suffolk,
Rockland, Putnam, and Westchester
September 11, 2001. Remember those who perished.
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Information from a Professional Engineer Home Inspectors on pre-purchase new construction condo inspections. If the real estate you are buying is a house, building, existing condo, or co-op, click on one of the buttons below.
Why Our Clients Chose
- 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.
- Most of our home inspection clients are referred by past clients, real estate professionals, and attorneys.
Apartment Condo Unit
Punch List Inspections
Prior to Closing on your newly constructed apartment condo unit, there is a walk-through inspection, usually with a sales representative. Following the walk-through inspection, a punch list is created that details everything the seller is going to correct prior to (or just after) closing.
If you are purchasing a pre-existing apartment condo unit, click below:
The punch list can include things like a scuff mark on the wall, a scratch in wood trim, or a cover plate that is missing. The apartment condo may be painted the wrong color. The appliances may not be what you agreed upon. But there can also be more significant problems with the appliance installations, the door installation, the heating and air conditioning system, the wiring, etc.
You can probably identify a scratch or scuff marks. But can you identify wiring issues, an incorrectly installed appliance, or a door with improperly installed hinges?
Problems our Professional Engineer Home Inspectors identified that you would probably identify:
- There were scuff marks on the paint.
- The range hood fan was missing.
- A bathroom sink did not work.
- A door was stuck shut.
- A window did not close properly.
- A toilet that was running.
Problems our Professional Engineer Home Inspectors identified that you might miss:
- One of the PTAC units was not producing any any heat.
- Packing material has not been removed from the hot water heater.
- The hot water heater was never connected.
- There was no thermostat to operate one of the PTAC units.
- There was no heating or cooling in one of the bedrooms.
- A thermostat was installed in the wrong room.
- Closet doors had no catches.
- Closet doors were missing handles.
- Closet doors were missing guides.
- Closet doors were installed in a way that could crush your hand when you closed the door.
- The kitchen cabinet doors were misaligned.
- The kitchen cabinet doors had no catches.
- The microwave door hit into the cabinets when open.
- Electric outlets were improperly wired.
- Electric outlets were missing covers.
- The circuit breaker panel cover did not fit in place because of the wall, so a makeshift cover was installed.
- The circuit breakers were painted over.
- Light fixtures were missing.
- A light switch was not connected to any outlet.
- There was evidence of past leakage that was painted over.
- The riser height on interior steps was uneven.
- The bathroom towel racks had not been installed.
- The doors were installed with low quality hinges that will allow the door to sag.
- The window latches were misaligned.
- Painting was so poorly done that the apartment needed a complete repainting.
- There was cable wiring in a closet that prevented the shelves from being used.
- Clothes hanging poles in a closet blocked the shelves.
- There were missing heating and cooling duct grills.
- Heating and cooling ducts were improperly located and would not heat or cool part of the room.
- The bathtub door was installed backwards, so it was impossible to reach the tub control with the door open.
- The hot and cold water were reversed in the bathroom sink.
- The appliance installation was incomplete.
When reading this list, you may think you would notice many of these defects. This list is taken from the many pre-closing punch list apartment condo inspections performed by Heimer Engineering℠ . Every one of the items on this list was missed by our clients. This is only a partial list of punch list items provided to our clients.
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
Client's images in the above excerpts have been replaced with stock images to protect our client's privacy.
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.
System Hot Water
System Leaders &
Applying Scientific and
to Home and
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, call 646.757.4500, or call 631.462.1515. 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.
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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Heimer Engineering℠ PC
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Bronx, Brooklyn, Manhattan, Queens, Staten Island: 646.757.4500
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