Southampton, NY Home Inspections

What a Southampton Inspection Accounts For

Older homes and the historic districts

The Village has four historic districts on the National Register, and many homes outside them are well over a century old. We look for evidence of water entry at the foundation, visible framing changes from past additions, the age and condition of the visible wiring and plumbing, and the insulation where it is accessible. If you plan exterior changes, note that in the Village every building permit application for construction, other than interior alterations, swimming pools, and playing courts, is referred to the Board of Architectural Review and Historic Preservation for architectural review, and Village-designated landmarks and properties in a Village-designated historic district also need a certificate of appropriateness.

Cedar roofs, complex rooflines, and multiple structures

Cedar shingle roofs, dormers, valleys, and skylights are documented closely, because they are common points of water entry. Pool houses, guest cottages, and detached garages are quoted as part of the inspection scope and reported separately.

Waterfront and flood-zone properties

Parts of the Village and the bay shores of the surrounding hamlets are in FEMA flood zones. We report on crawl space and foundation vents, grading, the location of mechanical equipment, and evidence of past water. If you are planning a major renovation, the Village's flood law treats work costing 50% or more of the structure's market value as a substantial improvement, which requires the home to meet the flood elevation standards for new construction, including a lowest floor at least two feet above the base flood elevation in most flood zones. An elevation certificate, if the seller has one, records the elevation of the lowest floor relative to the base flood elevation.

Homes on private wells

Suffolk County Code Chapter 840 requires the buyer of a home on a private well to obtain written certification from a New York State-approved laboratory, based on the untreated water, that the well meets the Suffolk County Department of Health Services standards for new residential construction, before closing, unless the contract of sale waives it. We can collect the sample for the laboratory during the inspection visit. Water quality testing in Southampton

Finished basements, additions, and converted spaces

The report notes finished basements, additions, pool houses, decks, and converted garages, so your attorney can compare them against the certificate of occupancy and permit records.

Homes that have been closed for the season

For a complete inspection the utilities must be on, the water system must be running, and the heating and cooling equipment must be operable. A winterized home can be inspected, but anything that cannot be operated is reported as not tested. Arrange for the home to be opened before the inspection if you can.

What New York Requires of a Home Inspection

• A licensed inspector. Home inspectors are licensed by the NYS Department of State under Real Property Law Article 12-B. You can verify a license on the Department of State's lookup.

• A written agreement first. A written pre-inspection agreement describing the scope of the inspection and its cost must be provided before the inspection begins.

• A written report within five business days. Ours is typically delivered within 24 to 48 hours. The report is confidential to the client unless the client consents to sharing it.

• Previously occupied homes. The license covers one- to four-family homes. A newly built home that has never been occupied falls outside New York's legal definition of a home inspection, so we handle new construction as a pre-closing walkthrough through our construction consulting service.

• Mold is a separate license. The home inspection standards do not require an inspector to determine whether mold is present. Because we hold both licenses, a mold assessment can be scheduled alongside the inspection as a separate engagement with its own report. Mold testing in Southampton

Pre-Listing Inspections for Sellers

Since March 20, 2024, New York sellers can no longer give a $500 credit in place of the Property Condition Disclosure Statement, and the statement now includes questions about flood zones, flood insurance, and flood damage claims. It also asks whether the property has been tested for indoor mold, the water source, and whether the water has been tested.

A pre-listing inspection, with mold or water testing if the seller wants it, lets a seller answer the condition questions from documentation, repair what should be repaired, and price what will not be, before a buyer's inspector reports it in the middle of a negotiation. Pre-listing home inspections

Inspection Day

• Length: about three hours for a typical home, longer for large homes and multiple structures.

• Attendance: you are welcome to attend. It is not required.

• Access: utilities on, and clear access to the attic, crawl space, basement, electrical panel, and mechanical equipment.

• Report: typically within 24 to 48 hours, with photographs, explanations, and priorities.

Services That Pair With an Inspection

• Mold testing and mold assessments for a home with an odor, visible growth, a finished basement, or a history of leaks.

• Water quality testing, including sampling for the Chapter 840 laboratory certification for homes on private wells.

• Indoor air quality testing for a recently renovated home.

• Thermal imaging inspections for a closer look at moisture and insulation.

Southampton services overview · Pre-purchase home inspections

We serve the Village of Southampton, Shinnecock Hills, Tuckahoe, North Sea, Noyac, Water Mill, Bridgehampton, and Sagaponack.