Punch List Inspections
Pre-Purchase Condo Inspections in Manhattan, Queens, Brooklyn, Bronx, Staten Island, Nassau, Suffolk, Rockland, Putnam, and Westchester
from Heimer Engineering℠.
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Call 800.605.1500 and speak with a senior staff member.
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Why Choose Heimer Engineering℠?
- Heimer Engineering℠ uses only Licensed Professional Engineers to perform pre-purchase inspections.
- Heimer Engineering's℠ inspection fees are competitive with non-Engineer's inspection fees.
- 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).
- The Better Business Bureau gives Heimer Engineering℠ an A+ rating.
- Heimer Engineering℠ provides you with a verbal report, an on-site summary report, a termite report, and an emailed report.
- Heimer Engineering℠ includes cost factors where applicable in the written reports.
Apartment Condo Units
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 Heimer Engineering℠ 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 Heimer Engineering℠ 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 by Heimer Engineering℠ to our clients.
Home Inspector vs. Engineer
The following are excerpts of comments client emails. The comments have been edited to remove identifying information, and correct spelling errors.
"…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."
"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
Reviews and Compliments
Organizations 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 excerpts of client emails. The comments have been edited to remove identifying information, and correct spelling errors.
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.
Leaks and Thermal Imaging
Some 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 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.
Heimer Engineering's℠ inspection fees are competitive with non-Engineers.
The On-Site Verbal Inspection Report 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.
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 Quick Start Summary that 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 inspectors when the buyer requested a Licensed Engineer. When you retain a Licensed Engineer to perform a pre-purchase inspection, you expect a Licensed Engineer to visit the site. It is unethical 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.
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. We do not deceive you by claiming the pre-purchase inspection is an environmental inspection.
Code of Ethics
Standards of Practice
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.
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.
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'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 800.605.1500. If no staff member is in the office, leave a message.
Ask About a Web Discount
Heimer Engineering℠ serves the Metro New York area, including New York City (Manhattan, Queens, Brooklyn, Bronx, Staten Island), Long Island (Nassau County, Suffolk County, and Upstate New York (Rockland County, Putnam County, and Westchester County).
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
Our Licensed Engineers 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.
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℠ 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℠ website was designed and is maintained by Harold Krongelb PE. 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.
©1997-2018 Andrea and Harold Krongelb. All rights reserved. Used under license by Heimer Engineering PC.Heimer 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