LICENSED PROFESSIONAL ENGINEERS
2171 JERICHO TURNPIKE, SUITE 230, COMMACK, NY 11725
TOLL FREE: 800.605.1500  FAX: 631.858.5599
WEB: www.heimer.com  EMAIL: [email protected]
BRONX
QUEENS
NASSAU
SUFFOLK
BROOKLYN
MANHATTAN
WESTCHESTER
STATEN ISLAND








718.547.2000
718.544.3000
516.487.2100
631.858.5500
718.237.7777
212.563.4777
914.576.6100
718.227.5000
Our File Number: 123456AB
Date of Report: 3/ XXX /2014
LICENSED PROFESSIONAL ENGINEER’S
INSPECTION REPORT
regarding the house at
This sample report was created from an
123
MAIN STREET
actual home
inspection
report. Web links
YOURTOWN,
YORK
have been
deactivatedNEW
and page
numbers
have been changed.
Because this is a sample report, most of
the text has been removed to make the
ABSTRACT: On XXX, sample
March XXX,
2014,shorter.
the house The
at the purpose
subject address
was inspected by a Licensed
report
of this
Professional Engineer from the firm of Heimer Engineering PC. The house was in a XXX XXX, with
report
provide
you
feelingare detailed beginning on
costs in the XXX range. sample
Our findings
beginisontopage
XXX, and
theaexpenses
forContents,
how beginning
the on
Engineer’s
report
is you through the report.
page XXX. The Table of
page XXX, will
help guide
This report is certified structured.
by the principalThe
Licensed
Professional
Engineer’s
report
you receive
will seal. The certification
is found on page XXX.contain all of the details.
Do not use this report, form any conclusions, or make any commitments
unless you have carefully read this entire 16 page report. This report describes the condition of the accessible and observable areas of the premises at the time of the inspection. The condition can change substantially
after the inspection in ways that cannot be predicted.
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In the PDF version of the report, click on any of the following section titles to jump to that page.
Page
Abstract ........................................................................................................................................... 1
How to use This Report .................................................................................................................. 3
Credentials ...................................................................................................................................... 4
Introduction and Description .......................................................................................................... 5
Initial Recommendations
Observations
...................................................................................
6
A and
table
of contents
is provided that lets
Building Component Life
28
youExpectancy..........................................................................................
quickly navigate through the report.
PDFs of the inspection report are emailed
Specific Findings ..........................................................................................................................
32
you. In the PDF version of the report,
Pre-Closing Inspection to
..................................................................................................................
44
you can click on any section of the table of
Utilities and Structure ...................................................................................................................
46
contents
and........................................................................................
you will be taken to that
Boiler, Hot Water, and Heating
System
46
page.
At the top of every page is a
Electric Service and Main
Panel ...................................................................................................
47
clickable
link
that
will
take
you
back
to
the
Plumbing and Gas Systems........................................................................................................... 50
Table of Contents. (The links have been
Structural System ..........................................................................................................................
52
deactivated in this sample report).
Appurtenances and Miscellaneous ................................................................................................ 53
Roof............................................................................................................................................... 56
This table of contents, including page
Appliances and Other Interior
Itemsis
.............................................................................................
58
numbers,
from an actual report. The
Summary of Expenses...................................................................................................................
61
page numbers do not refer to locations in
Contractor Selection......................................................................................................................
66
this sample report. The page numbers
Analysis and Conclusions
.............................................................................................................
68
refer
to locations in a full inspection
The Heimer Rating™ ....................................................................................................................
69
report.
Glossary and Additional Information............................................................................................ 71
some sections of this sample report,
Disclosure of Limits ofIn
Liability...................................................................................................
72
information
has
been
obscured.
Pre-Inspection Agreement ............................................................................................................. 76
Additional Recommendations and Disclosure of Limitations ...................................................... 79
Seller’s Certification ..................................................................................................................... 89
Engineer’s Certification ................................................................................................................ 90
The Table of Contents is a rough guide to the various sections of this report. Comments about any particular topic may be found in several sections.
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HOW TO USE THIS REPORT
1. The electronic version of this report is a Web-linked. This means that there
are links throughout the report that allow you to obtain more information.
Heimer Engineering does not control the Web sites these links point to.
However, the sites selected have historically been accurate and are not selling products. As with any Web site you visit on the internet, exercise caution. If any of the links are non-functional, or the Web pages have added inappropriate or inaccurate content, please let us know. Web links provide additional information on a wide variety of topics of interest to building owners and purchasers. The information contained in
the Web links is not required by any pre-purchase inspection standard, and is not necessarily
included in this report.
2. There are references to Wikipedia articles. The Wikipedia references are included because of
the wide range of information available. Wikipedia articles can be updated by anyone, and
the information in the articles may have been changed after we reviewed it. You should use
your own judgment when relying on these articles. Use Google or your preferred search engine to find additional information on any topic.
3. This report describes the conditions at the time of this inspection, and is limited to accessible
and observable areas. To become aware of conditions that have changed or conditions that
were obscured during this inspection, have a pre-Closing inspection as is recommended on
Information
is report
provided
page XXX. Make sure
that a written
is issuedthroughout
to you. If youthe
fail to have a pre-Closing
inspection, you willreport
be taking
severe
be said
that
will risks.
help More
you will
better
useabout
the this throughout the report.
report.
4. Any time that the present tense is used in this report, it means at the time of this inspection.
Conditions can change between the inspection and Closing.
5. Pay careful attention to the SPECIFIC FINDINGS, beginning on page XXX.
6. Carefully review all the INITIAL RECOMMENDATIONS AND OBSERVATIONS, beginning on page XXX.
7. Call 631.858.5555 or send an email to [email protected] with any questions.
8. Every inspection has limitations. Limitations of this inspection are disclosed throughout the
report. These disclosures are included so that you can make an informed decision about the
purchase of the premises.
9. More items can theoretically be evaluated, but only by procedures more involved than those
provided by this limited access walk-through inspection. Since these procedures often damage to the building, they require obtaining the owner’s permission and indemnification.
Evaluating even only one of the items in detail can greatly increase the cost of the inspection.
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SAMPLE REPORT
3/XXX/2014
123456AB
INTRODUCTION AND DESCRIPTION
On XXX, March XXX, 2014, the house at 123 Main Street, Yourtown, New York, was inspected
on behalf of Joe Client of Theirtown, New York.
This approximately 45-year old, expanded, Cape Cod style house is located on the southerly side
of Main Street. The exterior accessories and the improvements to the site (besides the house itself) include, but are not limited to, the blacktop driveway, the brick and concrete front porch, the
path to the front porch, The
the rear
stoops,
and general
report
begins
with alandscaping.
description of the
house, condominium unit, co-op unit, or
The house itself has three principal levels. These are as follows:
building that the Licensed Professional
Engineer
inspectedinto
on ayour
behalf.
1. The basement which
has been partitioned
playroom,
a storage room, and a utility room.
On this level are located the boiler, the water main, the water meter, the circuit breaker panel,
the main drain lines, and the indirect fired hot water heater. (The electric meter and the central air conditioning compressor are located outside of the house.)
2. The first floor which contains a living room/dining room with a fireplace, a family room, a
kitchen, a laundry room, a master bedroom, a master bathroom, two other bedrooms, a hall
bathroom, and a connecting hallway.
3. The second floor which contains three bedrooms, a bathroom, a connecting hallway, and
some unfinished storage space. The unfinished storage space is insulated.
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INITIAL RECOMMENDATIONS AND OBSERVATIONS
It is recommended that you:
Certificate of Occupancy and other
inspection
recommendations
a.
Make sure a current
Certificate
of Occupancy existsare
for included.
the …
There are web links to help you contact
Visit XXXXX for
on how
to contact the local Department of Buildings.
theinformation
Department
of Buildings.
b.
Make sure an up-to-date Certificate of Compliance exists for the …
c.
Make sure that an up-to-date Electrical Inspection Certificates exist for the…
d.
Contact the local Fire Department and obtain their recommendations for smoke detectors
carbon monoxide detectors, and other protection equipment that should be in this building…
Safety recommendations are included.
There are various regulations for smoke and carbon monoxide detectors in a building that
is being sold…
Carbon monoxide is a colorless, odorless gas that can be deadly. Ordinary smoke detectors will not detect carbon monoxide…
e.
Obtain the past gas bills. When these homes were built….
Utility companies
often provide
energyrecommendations
conservation recommendations
at little or no cost
Energy
savings
are
to their customers.
This
generally
involves…
included.
You may also be able to purchase energy conserving devices such as programmable setback thermostats from the utility company at a reduced cost. Contact your utility company for more information.
f.
Contact the local health department to find out if radon gas is likely to be a problem in
this area. Radon is a colorless and odorless gas that is formed by the decay of radium.
Radon’s radioactive decay products are inhaled and stick to the airways in the lungs. As
these decay products break down further, they release small bursts of energy that can
An For
Engineering
inspection
is not
anRadon Web site.
damage lung tissue.
more information
of radon, visit
the EPA
environmental inspection.
However,
several
recommendations
are However,
included
In outdoor air, radon
is diluted
to low concentrations.
in enclosed areas such as
a building… regarding common environmental issues.
The United States EPA says that most buildings are not likely to have high radon levels.
There is no way to predict radon levels without testing.
A radon-screening test is the only way to determine current radon gas levels…
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g.
Review the EPA booklet: Protect Your Family From Lead in Your Home. Click here to
download a copy of the booklet…
Federal law requires sellers to disclose known information on lead-based paint hazards in
pre-1978 buildings designated as target housing. This building may have been painted
with lead-based paint in the past…
PDF
version
of early
the 1900s
reportas is
webLead was addedThe
to paint
beginning
in the
a preservative.
At that time, the
linked.
Clickable
links
are
included
to
help
hazards of lead were unknown. Click here for the history of lead paint…
you research further on many topics.
Because of lead paint’s sweet taste, children and pets may eat or suck surfaces that have
been painted with lead-based paint. Sanding or scraping surfaces painted with lead-based
paint releases lead particles that can be inhaled or swallowed, which can result in lead
poisoning. Lead poisoning can cause serious damage to the brain, kidneys, nervous system, and red blood cells.
Assume the paint contains lead until it can be proven otherwise. Until you know whether
the paint contains lead, good housekeeping practices that keep dust to a minimum will
limit exposure to lead-containing dust.
h.
Ask the seller for the name of the manufacturer and the color of the paint used in this
house…
i.
Change all door locks upon taking Title…
j.
The finished basement is built on a concrete slab…
There are many general and specific
recommendations
These
Ask the owner to
explain which light(s)inthethe
lightreport.
switches control…
help you prepare for home ownership and
Obtain the bills of sale and any warranties, extended warranties, and service contracts for
the expenses involved.
the…
k.
l.
m.
Mold is part of the natural environment and…
All buildings have mold in inaccessible and unobservable areas….
The risk of mold is increased if any of the following conditions…
n.
Make sure the Seller provides you with a written explanation of how the heating zones …
o.
Make sure that all automatic garage door opener transmitters…
p.
Because contaminated water is a potential health hazard…
q.
Some older products and materials used in buildings have been identified by the United
States Environmental Protection Agency (EPA) as potentially containing asbestos. For
more information, visit the EPA asbestos Web site. Asbestos fibers can cause human
health problems. Asbestos may currently exist in this building…
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r.
Beginning on mid-afternoon of Monday, October 28, 2012, Hurricane Sandy began to
unleash strong winds and rain on the greater New York area. Because of this storm, flood
maps are being redrawn, and more homes and buildings should consider flood insurance.
For information on the peak recorded flood levels caused by Hurricane Sandy, you should
click here…
s.
You should check if any of the equipment or components of this building are the subject
of any recall…
t.
People have reported reactions because of previous activities in a building such as the use
of chemistry sets, using illegal drugs, manufacturing illegal drugs, burning candles,
smoking cigarettes or cigars, the use of perfume…
u.
You should conduct an internet search on this building…
v.
Ask the Department of Buildings if this building…
w.
Many people use the term grandfathered in to describe…
x.
Buildings often have leakage evidence near…
y.
If you renovate or repair this house, you may find…
z.
You should contact the municipal authorities and find out…
aa.
This report is a pre-purchase inspection report. The standards used…
bb.
Contact the Department of Buildings and find out if this building has…
cc.
Contact the insurance company that you expect to provide insurance on this property well
before Closing. Find out about their requirements to provide insurance. If possible, have
the insurance company examine the house and provide you with a list of requirements.
Among the changes the insurance company may require are…
dd.
The State of New York has passed a law requiring that the Seller of one to four family
residential property…
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BUILDING COMPONENT LIFE EXPECTANCY
Building components may be described in this report as approaching their rated life expectancy
or beyond their rated life expectancy. The life expectancy is the statistical life expectancy as
judged by the current condition of the building component
Determining when a building component needs replacement…
There are five stages of a building component’s life as shown …
Explanations are included to help you
A failure rate of 30% means…
better understand the Licensed Engineer’s
Findings.
Warranty Period
Service Agreement
Failure Rate
High Maintenance
100%
90%
80%
Failure Rate
70%
60%
50%
40%
30%
20%
10%
0%
Break-in
Useful Life
Rated Life
Beyond
A small percentage of building components fail …
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SPECIFIC FINDINGS
Where cost estimates are provided…
If the seller performs repairs…
1.
Evidence of water penetration into the basement was detected. Specifically…
Water penetration
into a basement
does not
…
Observed
andgenerally
potential
defects
are
detailed in the report.
Additional
Determining the nature, scope, and source of water and/or dampness in the basemen…
information is provided where appropriate.
2.
There are indications of past termite control treatment. While there appeared to be no
outward evidence of active termites…
Obtain the termite-control guarantee…
Note that there may be termite damage…
Termite monitoring stations were…
The termite monitoring stations should…
For your protection, have…
Because of the strict laws governing the use of termiticides…
3.
4.
5.
The NPMA-33 report …
Estimated repair costs are provided where
Leaks were observed
at the… Many of the findings on this
applicable.
page and the next page of the sample
The main electrical circuit breaker panel is…
report had cost estimates in the actual
report.
The roof shingles
are…
Leakage may occur if…
6.
The rear stoops are…. They should be XXXX at an estimated $XXXX.
7.
The hot water is scalding hot …
8.
The foundation stucco …
Note that past water penetration…
9.
In any house…
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10.
The chimney flue should be cleaned …
11.
Warning: The use of the water in any part of this building…
12.
Because of the age of the building, the s…
13.
There were several electrical extension cords…
14.
There are fewer electrical outlets in…
15.
Old gas lines sometimes develop leaks…
16.
There was no handrail…
17.
The masonry of the rear stoop is…
18.
The siding on this building is…
19.
Some of the floors in the building are…
20.
The windows are…
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UTILITIES AND STRUCTURE
A.
BOILER, HOT WATER, AND HEATING SYSTEM: This XXX-zone, XXX fired,
XXX system is sufficient…
The hot water…
B.
If the house is…
Information on the utilities and the
ELECTRIC SERVICE
AND
MAIN PANEL:
This XXX -wire, XXX -volt, XXX -amp,
structure
is included
in the report.
XXX service is sufficient…
There may be ways to reduce your electricity cost…
Sometimes, breakers trip….
Insulation deteriorates with…
Aluminum feeder cables may be present inside…
C.
PLUMBING AND GAS SYSTEMS: All the XXX water lines, the XXX drain lines,
and the XXX gas lines were observed to be…
As shutoff valves age…
Some types of plastic plumbing are more likely to develop leakage…
There were no active gas leaks detected in the…
Contact the gas company that provides…
The sewage from this building…
D.
STRUCTURAL SYSTEM: The accessible walls were XXX and the accessible floors
were XXX within normal tolerances for a building of this size, age, and construction
type. The condition of the accessible XXX was satisfactory. Indirect examination of the
inaccessible structural members indicated no significant problems. We rate this building
as being in structurally sound condition.
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APPURTENANCES AND MISCELLANEOUS
E.
FLOORING: XXX
There is always the risk …
F.
WALLS AND CEILINGS: XXX
G.
FIREPLACES AND DAMPERS: XXX
We recommend that the fireplaces…
H.
XXXXX DRIVEWAY: XXX
I.
J.
Information on areas of the house,
BRICK AND CONCRETE FRONT PORCH: XXX
condominium unit, coop unit, or building
any
significant defects is included
There may havewithout
been water
penetration…
in the report.
XXXXX PATH TO THE FRONT STOOP: XXX
K.
XXXXX DECK: XXX
L.
LANDSCAPING: XXX
M.
FOUNDATION CRACKS: XXX
Most foundations fulfill…
N.
XXXXX SIDING: XXX.
Storms can weaken or damage…
Bricks are especially at risk to damage during…
Note that Hurricane Sandy…
O.
LEADERS AND GUTTERS: XXX
P.
ROOF: XXX
Every roof…
Note that Hurricane Sandy…
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Q.
EXTERIOR DOORS: XXX
R.
XXXXX CHIMNEY: XXX
Gaps between the chimney and the house…
Fire Marshals recommend…
S.
UNUSUAL ODORS: XXX
T.
GARAGE DOOR: XXX
Improper operation of garage doors…
U.
GARAGE DOOR OPENER: XXX
V.
XXXXX AIR CONDITIONING SYSTEM: XXX
A central air-conditioning system is designed…
It is recommended that the ducts…
W.
XXXXX INTERIOR BANISTERS: XXX
X.
SAMPLED WINDOW OPERATION: XXX
Y.
SAMPLED DOOR OPERATION: XXX
Z.
CONDITION OF WINDOWS: XXX
AA.
CONDITION OF DOORS: XXX
BB.
SAMPLED ELECTRIC OUTLETS AND LIGHTS: XXX
Some of the lights were inoperative…
CC.
MAIN STEPS: XXX
DD.
EVIDENCE OF RODENTS: XXX
Because rodent droppings can promote the spread of diseases…
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CONTRACTOR SELECTION
Note that the following are general considerations any time a contractor performs work, and are
not necessarily applicable in all cases.
Before any work is performed…
Before an excavation is performed, you must call 811…
When selecting a contractor, you should consider….
Helpful information on how to select a
contractor for repairs is included.
Remember that Heimer Engineering does
not recommend specific contractors, as
that would be a conflict of interest.
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The sum of the above high priority expenses and upcoming expenses is …
all things considered, and assuming…
Heimer Rating
Comments
BETTER THAN
AVERAGE
Considering the general condition and cost estimates, the findings are
better than are normally found considering the size, age, and construction type of this house. There will be less work and fewer expenses than in a house in AS EXPECTED condition.
A Heimer Rating is included to help you
Considering the general condition and cost estimates, the findings are
understand
how the
condominium
typical considering
thehouse,
size, age,
and construction type of this house.
unit, co-op unit, or building you are
considering
compares
with size, age, and conConsidering purchasing
the general condition,
cost estimates,
struction
type
of
this
house,
more
issues
were found than would be
others.
SLIGHTLY BELOW
expected of an average inspection. There will be some work and exAVERAGE
penses needed to bring this house up to an AS EXPECTED condition.
AS EXPECTED
BELOW AVERAGE
Considering the general condition, cost estimates, size, age, and construction type of this house, many more issues were found than would
be expected of an average inspection. There will generally be a lot of
work and significant expenses needed to bring this house up to an AS
EXPECTED condition.
CONSIDERABLY
BELOW AVERAGE
Considering the general condition and cost estimates, size, age, and
construction type of this house, far more issues were found than
would be expected of an average inspection. Expect to do major repairs and have significant expenditures to bring this house up to an
AS EXPECTED condition.
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ENGINEER’S CERTIFICATION
We certify as follows:
We have read this entire report, investigated the facts set forth in the report and the facts underlying the report, and conducted the visual inspection referred to above with due diligence in order
to form a basis for this certification.
We certify that this report which is prepared by us discloses all the material facts which were discernible from a one-engineer, limited time, limited observation, walk-through visual inspection
of those accessible and observable areas of the building that were inspected. This certification is
inspections
arereport,
performed
bybased on our visual inmade for the benefit ofBecause
the buyer.allWe
certify that this
which is
spection:
a Licensed Professional Engineer, an
Engineer’s Certification can be included in
(i)
sets forth inevery
narrative
form the physical condition of the accessible and observable
report.
areas of the building and is current and accurate as of the date of inspection;
(ii)
affords, in our professional opinion, potential purchasers an adequate basis upon
which to base their judgment concerning the reported aspects of the physical
condition of the building provided that the purchaser reads this report, follows our
recommendations, and calls our offices with any questions that might result from
that reading;
(iii)
does not omit any material fact;
(iv)
does not contain any untrue statement of a material fact;
(v)
does not contain any fraud, deception, concealment, or suppression;
(vi)
does not contain any promise or representation as to the future which is beyond
reasonable expectation or unwarranted by existing circumstances;
(vii)
does not contain any representation or statement which is false, where we:
(a)
(b)
(c)
(d)
knew the truth;
with reasonable effort could have known the truth;
made no reasonable effort to ascertain the truth, or
did not have knowledge concerning the representations or statement made.
We further certify that to our knowledge, we are not owned or controlled by and have no beneficial interest in the building owner or any building occupant.
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