Q Re: Inspections
Hi there – husband and I are about to sign on a brownstone in Harlem but want to have an inspection done first. We’ve brought our contractor to the place and he doesn’t think it needs major structural work, but he also acknowledged that assessing that sort of thing isn’t his forte. We’re not doing…
Hi there – husband and I are about to sign on a brownstone in Harlem but want to have an inspection done first. We’ve brought our contractor to the place and he doesn’t think it needs major structural work, but he also acknowledged that assessing that sort of thing isn’t his forte.
We’re not doing a total gut reno, but will be replacing all electrical, plumbing, etc. We already know boiler is new; roof was replaced 5ish years ago and there are no apparent cracks, etc.
There was some water damage a long time ago that has left part of the parlor floor damaged. We’d like to know if the beam under that is also damaged; we’d also like to know the strength of the roof for a possible roofdeck.
I’ve been interviewing home inspectors and for the most part it appears they can’t assess anything other than what’s visible to the eye, since they can’t open up any walls, etc., which makes sense — but it’s a bit scary to buy a place without *really* knowing what’s going on inside.
So my Qs are these —
1). IS there anyway to have a real structural inspection of a home before closing? If so, any recommendations?
2). If it’s not possible to have a structural assessment before closing, and we already know we’ll be replacing the plumbing and electrical, do we even need a “standard” home inspection, or is that a waste?
3). If standard home inspection still is a good idea – any recommendations for someone with experience in large b-stones, who’ll work in Harlem?
Thanks so much in advance!
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Yes, you should have an inspection. One of the things they will inspect is termite damage. Also they will notice if there are any suspicious areas with ongoing leaks that have been covered up. Hopefully the beams and walls of the cellar are exposed or the ceiling is those little removable squares. Use a certified home inspector who is also a structural engineer. For example, Heimer Engineering.
Frankly, I think most experienced GCs (especially ones who have worked a lot on rowhouses) and structural engineers will give you much better advice than a run-of-the-mill home inspector. But it sounds like you are already committed to doing a lot of work on the house. In which case, as others have said above, just be ready for a few nasty surprises and build that into your budget. There’s almost nothing that can’t be fixed. Some obvious stuff to look out for includes the levelness of floors (and their “bounciness” which can indicate bad joists or beams), the levelness of window lintels, any horizontal cracks in the walls (much more serious than vertical cracks), and the condition of the cellar. Btw, suspending a roofdeck between the parapet walls is probably a better option than building the deck directly on the roof surface itself. Especially if it’s constructed in a way that elements can be removed to gain access to the roof surface when repairs are needed.
Old homes were “over built” compared to modern standards.
To ease your concerns, structural defects are rarely hidden. If there has been sag, or movement over time, you’ll see big cracks, crooked floors, doors that no longer fit their frames.
There is no way to have certainty in an uncertain world, and your concerns are understandable. That said, there will always be surprises in restoring old homes, both pleasant and un-pleasant.
In your case in the absence of glaring problems, the surprises you may encounter will probably occur elsewhere than hidden structural defects.
If the beams and posts are exposed in the basement, most contractors can assess their soundness and/or what they would require.
“part of the parlour floor damged” due to water does not necessarily mean that there’s structural damage. The floor damage would have to be reallly significant to warrant replacement of the floor joists. But, it’s still true that you won’t know that until you pull up the floor. that said, replacing 3, 4 or 5 joists is not that big of a deal especially if the floor is coming up anyway.
Unless the seller allows you to pull up floorboards and go through walls, which I doubt, there really is no way of seeing what lies underneath.
Yes, it’s a good idea to have an inspection anyway. Loose or creaky floors and big settlement issues might be indications that joists and beams need replacing. Is it a finished basement where you can’t see the foundation?
It has been my experience that all old homes that haven’t been worked on need structural repairs.