New Construction

Beams that have been cut through or severely weakened to clear HVAC (Heating, Ventilation & Air Conditioning) or plumbing equipment., Missing Insulation, Missing nails plates that protect plumbing and electrical, poor quality framing materials, gaps in insulation Heating, ventilation and air conditioning zones not working, plumbing leaks, door latches not working or mis-aligned, outlets not connected.

Pre-War Construction and Maintenance

Deteriorating wiring, deteriorating locust post supports, lack of basement water-proofing, lack of adequate insulation and Ballon Framing.

Drainage - Water In Basement

90% of problems with water in the basement is a grading issue that can be corrected fairly easily. Landscapers often incorrectly grade next to homes causing problems.

We also have experience with grading and drainage issues whether it is the design for storm water collection or prevention of water from intruding into buildings.

Wood Destroying Insects

Wood destroying insects can cause property damage and significant financial damage. The most common are termites, carpenter ants and powder post beetles. As a part of a Schmitt Engineering pre-purchase property inspection, our clients are provided with a Federal Housing Authority Termite Inspection Certificate. An A F.H.A. termite certificate is typically required by Mortgage Companies. The termite certificate covers termite infestation as well as other wood destroying insects.

Frost Heave

When the bottom of a footing is above the level to which the ground can freeze in winter, the moisture in the ground can be absorbed into the ice forming under the footings. The ice will then expand, lifting the footing. When the ice subsequently melts, the footing will settle into the void. Very substantial deformation of the house can occur.

Mold

Significant mold can usually be seen or emit an order. Those with allergies may have a reaction before the mold problem becomes obvious. Preventing or repairing any water leaks is the first step in avoiding costly mold problems. Property that has recently flooded or has a history of flooding can also develop mold. The grading around a property can contribute to flooding issues and is usually an uncomplicated and inexpensive solution. Condensation can also cause an environment where mold can take hold in the wall cavities of certain types of construction.

Lead Solder and Lead Paint

Most homes built before 1960 contain heavily leaded paint. Some homes built as recently as 1978 may also contain lead paint. This paint could be on window frames, walls, the outside of homes, or other surfaces. Do not burn painted wood since it may contain lead. Leave lead-based paint undisturbed if it is in good condition, do not sand or burn off paint that may contain lead. Lead Paint was taken off the US market in 1978 and lead solder was not permitted to be used in residential plumbing after 1978. Homes which have water supplied by public utility are usually not of concern. Public water supplies typically have a PH of 7.0 or higher, which is non-acidic and therefore should not dissolve metals. Water from private wells, however, have registered PH levels into the low 5’s which is very acidic and can have lead in the water, if there is lead solder or lead pipes in the system. In homes built before 1978, Schmitt Engineering will check for lead paint and lead solder.

Storm Preparation and Resources

Generally it is important to have an independent engineer and adjuster to be certain that your insurance covers all damage and all repairs. Schmitt Engineering has extensive experience assessing storm damage caused by wind or water. We help resolve insurance disputes by providing independent assessment of damages and determination whether the damage was caused by wind or flooding.

Green Energy

Schmitt Engineering analyzed the mounting rails and mounting system to determine proper spacing of attachments and to certify their ability to support P.V. panels under local wind loads. This analysis was done for Unirac rail systems and ToughTrac systems.

Solar panel installation has grown in the NYC metropolitan area due to grants from New York State. Schmitt engineering is extensively involved in evaluating a structures ability to support solar panels; design reinforcements for structures where needed and in the design of foundations for wind turbines.


New York States Solar Pioneer Program provides funding to address climate change issues by providing incentives for homeowners to install solar systems. Since 2000, LIPA has provided financial incentives for the installation of more than 6,600 solar systems on Long Island through its customer-sited residential and commercial solar system programs.

These systems now produce enough energy to power nearly 11,000 homes, highlighting Long Island’s robust solar industry, which has developed the largest concentration of solar installations in the state. LIPA expanded its solar programs last year by establishing the state’s first feed-in tariff for mid-to-large solar installations, and by allowing residential solar leasing. – (http://www.lipower.org/newscenter/pr/2013/091613-solar.html)

To find out about solar energy for homeowners please visit; PSE&G’s Solar Pioneer Program for Homeowners resource page.
To find out about wind energy for homeowners please visit PSE&G’s Backyard Wind Initiative resource page.

Aluminum Wiring and Fire Hazards

Fire hazard Aluminum wiring was used in construction from about 1965 To 1978. It was found that many fires occurred due to loosened or corroded connections. The cause was corrosive effects of dissimilar metals and loosening of connections due to dissimilar thermal expansion of aluminum wiring wand steel construction. It is important to check for aluminum wiring in homes built during this period and if found, the problem must be corrected.

Locust Posts

Posts made from locust trees were commonly used as structural supports for buildings up until the 1960’s. Typically after the 1920’s, locust posts were used mostly for “Beach” homes. Locust posts in basements that support the main beams in older homes usually appear to be sound. These posts typically extend through the basement slab into the earth, and it is this portion in the earth that can deteriorate. The result of deterioration is the gradual settling of the central portion of the house. Locust posts should be replaced with “BOCA” of “FHA” approved columns set on appropriately designed concrete footings with the column base encased in the concrete floor and with a minimum of 6”x8” top plate bolted to the beam.

Septic Systems

Throughout central and southern Nassau County and southwestern Suffolk County most municipalities have central sewer systems. In northern Nassau County and the rest of Suffolk County all homes have private septic systems with the exception of a few large development and Condominium communities.

Prior to1980 many homes had simple cesspools to handle waste water. This is typically a cylindrical tank with perforated sides which allows the waste water to leach into the ground. The solid waste material would eventually clog the perforations and the soil interfering with the leaching action resulting in the waste water booking up.

Since about 1980 the minimum system required by the Board of Health has a septic tank to separate the solids from the liquid waste and a separate leaching pool for the liquid waste to percolate into the ground. There systems have a much longer life expectancy than the simple cesspool but do require periodic cleaning of the septic tank. The size of the septic tank and the leaching pools is determined by the member of bedrooms in a residence or the flow rate per square. Foot for nonresidential properties based on the type of occupancy.

Balloon Framing

Balloon framing was commonly used during the early 20th century (from 1940 and older.) With this type of framing the wall cavity is open from the basement to the attic, therefore acting like a chimney. If there were a fire in the basement, it could spread rapidly through the wall cavity.

Asbestos

The most common type of asbestos found in residences is pope insulation on steam pipes, boilers and furnaces (typically houses older than 1953) which is ‘Friable’ and therefore hazardous. This requires removal by trained personnel. Other materials containing asbestos are exterior shingles, interior wall board and floor tiles. These are considered Non-Friable and therefore, do not usually present a significant hazard. According to the New York State Department of Environmental Protection, such Non-Friable materials can be deposited of at any landfill.

Asbestos Do’s & Don’ts

  • Do leave undamaged asbestos-containing materials alone.

  • Do keep activities to a minimum in any areas having damaged material that may contain asbestos, including limiting children’s access to any materials that may contain asbestos.

  • Do take every precaution to avoid damaging asbestos-containing material.

  • Do have removal and major repair done by people trained and qualified in handling asbestos. It is highly recommended that sampling and minor repair also be done by a trained and accredited asbestos professional.

  • Don’t dust, sweep, or vacuum debris that may contain asbestos.

  • Don’t saw, sand, scrape, or drill holes in asbestos-containing materials.

  • Don’t use abrasive pads or brushes on power strippers to strip wax from asbestos flooring. Never use a power stripper on flooring that may contain asbestos.

  • Don’t sand or try to level asbestos flooring or its backing. When asbestos flooring needs replacing install new floor covering over it, if possible.

  • Don’t track material that could contain asbestos through the house. If you cannot avoid walking through the area, have it cleaned with a wet mop. If the material is from a damaged area or if a large area must be cleaned, call an asbestos professional.

If You Have an Asbestos Problem

If the asbestos-containing material is more than slightly damaged or could be disturbed, there are two types of actions that can be taken by trained and accredited asbestos professionals: repair and removal.

Repair usually involves either sealing or covering asbestos material. With any type of repair, the asbestos remains in place. Sealing (encapsulation) involves treating the material with a sealant that either binds the asbestos fibers together or coats the material so fibers are not released. Pipe, furnace and boiler insulation can sometimes be repaired this way. This should be done only by a professional trained to handle asbestos safely.

Covering (enclosure) involves placing something over or around the material that contains asbestos to prevent release of fibers. Exposed insulated piping may be covered with a protective wrap or jacket.

Removal may be required when remodeling or making major changes to your home will disturb asbestos-containing material. Also, removal may be called for if asbestos-containing material is damaged extensively and cannot be otherwise repaired. Removal is complex and must be done only by a trained and accredited asbestos professional. Improper removal may actually increase your and your family’s exposure to asbestos fibers.

Heating Systems and CO2

CO2 is a significant hazard and has led to tragic deaths. As a part of any home inspection the CO2 detectors should be checked and property owners should check the batteries in their detectors on a seasonal basis. Schmitt Engineering uses a gas detector to check for CO2 leaks at heating units and at the air registers for hot air (furnace) inspections.

Dry Rot

Dry rot occurs typically where there is moisture and/or poor ventilation. An engineer can help identify dry rot as well as design and estimate repairs. Treatment of Dry Rot typically involves replacing or reinforcing the damaged members and correcting the cause. If left untreated, the wood member will lose strength and eventually fail.

Dutch Basement

What is a Dutch basement? Many homes that bad been built over crawl spaced later had basements excavated. Instead of supporting the house and building a new foundation or underpinning, the existing footings to the new depth, retaining walls were built usually about three feet inside the basement to support the earth under the original foundation. This resulted in a somewhat smaller basement than the foot print of the house. Problems have arisen in this type of construction if the tops of the retaining walls were not adequately reinforced.

Brick Pointing or Crumbling/Loose Bricks

Brick masonry has an average life span of about 100 years, but the mortar joints will last only about half as long. That is why brick walls will sometimes require a repair process known as repointing. Loose or crumbling mortar and cracked or splitting mortar joints are caused by weathering or settling in the foundation. Where joint reinforcing was used the loose and cracked mortar may be due to corrosion of steel members embedded in the joints.

Buried Oil Tank

Underground oil tanks that date prior to July 1984 should be abandoned properly or removed. Underground oil tanks that date from after July 1984 have a rated life of 25 years after which replacement or frequent monitoring is advised.

Radon and Water Testing

Radon

If you live in New York City, Westchester or Connecticut, you may have concerns regarding Radon in your home. Radon is an odorless, radioactive gas that comes from the natural breakdown of uranium in soil, rock and water.

Temik

Temik was a chemical aldicarb used in the 1970s out on the East End of Long Island. Temik was used to kill potato beetles, which were devastating local crops.

In 1979, well water on the North Fork was found to be contaminated with the substance; scientists believed that because of Long Island’s unusually sandy-soil composition, there was a serious case of seepage into the drinking water. In the 1980s, about 13% of well water was found to still be contaminated, which caused the Department of Health Services to begin installing water filtration systems.

As of 2010, only a small amount of water wells were found to have traceable amounts of Temik.

If Temik is found in your water supply, the Bayer CropScience program pays for the installation and maintenance of a water filtration system.

If you live in any of the following areas and have well water, you may want to consider having your water sampled by one of our Engineers. (The Suffolk Times, 2012).

  • Southhold Township (excluding Nassau Point)

  • Riverhead Township

  • Easthampton Township
    Amagansett
    Wainscott

  • Brookhaven Township
    East Moriches area of Locust, Woodlawn and Watchogue Avenues
    Manorville
    Miller Place area of Route 25A
    Moriches area of Barnes Road
    Mount Sinai areas of Mt. Sinai-Coram Road, Route 25A and Wylde Road
    Wading River
    Yaphank areas of Dogwood Lane, Rustic Road and Yapank-Middle Island Road

  • Southampton Township
    Bridgehampton
    East Quogue
    Eastport-East Manor Road
    Quogue-Old Point Road
    Remsenburg
    Sagaponack
    Shinnecock Reservation
    Southampton
    Speonk
    Water Mill

Coliform and E. Coli

Both are bacteria that can be found in drinking water.

Coliforms and E. Coli are a particular type of bacteria that can always be found in human and animal digestive tracts, as well as in soil and plant material. It is rare that bacteria such as this makes it into our drinking water or makes us sick but the particular strain known as 0157:H7 can cause serious illness.

Traces are most likely to show up during wet weather so if you choose to test for this bacterium strain, please do it in the spring or summer months. If traces of the bacteria are found, steps should be taken to repair and modify your well system.

Please speak with your Engineer if you have any concerns or questions. (New York State Department of Health, 2011).

Water Potability Test

If your home has a well water system, it is recommended that you have your Engineer perform this test. The Engineer will collect a sample and send it out to an accredited lab to test for levels of pH, Nitrate, Ammonia, Chloride, Metals (Iron, Manganese & Lead) bacteria (Total Coliform, E. Coli).

The test takes seven days to process and a report will be provided to you with the findings.

Modified/Full Certificate of Occupancy Tests

These particular tests are more in depth than the water or individual chemical tests. In order to receive a Certificate of Occupancy (C of O), it is important that your Engineer checks for safety hazards or health concerns.

Unsanitary conditions could result in an issue in obtaining proper documentation for your home. If you have any questions or concerns, please speak with your Engineer.


Windows

Field glazed windows are simply a piece of glass set in an opening frame on site and sealed with caulking and trim. It is our experience that field glazed windows more often than not leak. Replacement windows have frequently been installed without proper flashing resulting in leaks that may not be detected until severe damage occurs. If the siding around new windows appears to be have been undisturbed, it is usually an indication that the replacement windows have not been properly flashed.