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2 Millpond Lane, Tarrytown, NY 10591 · Readiness ReportBuilt, audited and authorized by Andrew Mason · finalized record · version 5
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PropertyShield Report — Stonegate Mills Apartments (2 Millpond Lane, Tarrytown, NY)

2 Millpond Lane, Tarrytown, NY 10591

Review of the provided records and photos for Stonegate Mills (42-unit multifamily) shows an active recurring plumbing failure on the building B-line waste stack that led to an overnight emergency (June 2026) with water into Unit 2B and the 2nd-floor hallway. That event was mitigated by an emergency plumber and United Restoration Services, but the original plumber's recommendation of a camera inspection of the shared stack remains open.

Authorized by Andrew MasonFinalized Jul 31, 2026PS-2026-0202
Verified readiness63%10 of 16 readiness checks confirmed
Active conditions1requiring immediate coordination
Open priorities10with timing and ownership
Records read65/66see exceptions

Additional readiness gaps were identified: staff are unsure where the main building water shutoff is located, and there is no documented lockbox/key procedure for after-hours access. Equipment and compliance documentation (elevator cat-1, roof warranty, boiler service agreement and combustion report) is on file, while the backflow test on file shows a past-due next-test date. Several operational items (boiler circulator wear, roof drain clearing after storms, and recorded water-usage spikes) need follow-up.

This report lists the findings in priority order with practical next steps; every fact it cites was reviewed by URS against the source documents.

Priority handoff

What happens next

You choose the path for every item. The available options are shown with each priority, and you stay in control.

01
Active nowImmediate — schedule this week

Recurring B-line waste-stack failures affecting units 2B/3B/4B

crossriver-invoice-1.pdf (Mar 1, 2025) — documented pinhole leak and patch at cast-iron B-line branch crossriver-invoice-2.pdf (Oct 28, 2025) — invoice and written recommendation for camera inspection crossriver-invoice-3.pdf (June 2026) — after-hours emergency invoice describing stack failure and active water into 2B and hallway maintenance-ticket-log.xlsx entries (2025-10-24, 2026-06-08) showing emergency calls and open camera recommendation resident-email-3B-leak.pdf (June 13, 2026) — tenant report of overnight water and wet hallway unit-2B-ceiling-patch.jpg — visible patch and evidence of prior ceiling repair urs-mitigation-work-order.pdf (June 16, 2026) — emergency extraction and drying equipment deployed

Evidence: crossriver-invoice-3.pdf, page 1
Choose how you want to handle itEach button opens the appropriate prepared email. Nothing is sent automatically.
Handle it internallyYour choice

Have building staff keep the cleanout and affected areas accessible, assign the recommended camera inspection, and record the result and permanent next step.

Email to: in-house or on-site staffOpen internal email
Contact on-site staff and vendorYour choice

Have on-site staff share the service history and arrange the camera inspection directly with your plumber or drain specialist.

Email to: on-site staff + plumber or drain specialistOpen staff + vendor email
URS will coordinate for youYour choice

Ask URS to coordinate with your building team and plumber or drain specialist and capture the inspection and completed-work records.

Email to: United Restoration Services onlyOpen URS email
02
Address nowThis month

Unknown/poorly-documented main building water shutoff and access gaps

ray-note-shutoff.jpg — handwritten note: 'main shutoff — behind elec panel in old loading dock?? ask Ray (check before next leak!!)' stonegate-mills-floor-plan-1988.pdf — plan notes domestic water service enters at basement mechanical room, north end (no unit isolation valves shown) old-loading-dock-panel.heic and photos of old loading dock area (evidence of electrical panels near loading dock)

Evidence: ray-note-shutoff.jpg, page 1
Choose how you want to handle itEach button opens the appropriate prepared email. Nothing is sent automatically.
Handle it internallyYour choice

Have your building team handle the repair. After it is resolved, do not forget to update your PropertyShield records.

Email to: in-house or on-site staffOpen internal email
Contact on-site staff and vendorYour choice

Arrange the follow-up directly with your in-house or on-site staff and the appropriate plumber or vendor.

Email to: on-site staff + plumber or appropriate vendorOpen staff + vendor email
URS will coordinate for youYour choice

Ask URS to manage coordination with the people involved and capture the completed repair record.

Email to: United Restoration Services onlyOpen URS email
03
Address nowWithin 2 weeks

Open recommendation: camera inspection of shared waste stack (Crossriver recommendation)

crossriver-invoice-2.pdf — technician recommendation and estimate note for camera inspection maintenance-ticket-log.xlsx shows the camera inspection recommendation ticket as OPEN

Evidence: crossriver-invoice-2.pdf, page 2
Choose how you want to handle itEach button opens the appropriate prepared email. Nothing is sent automatically.
Handle it internallyYour choice

Have building staff keep the cleanout and affected areas accessible, assign the recommended camera inspection, and record the result and permanent next step.

Email to: in-house or on-site staffOpen internal email
Contact on-site staff and vendorYour choice

Have on-site staff share the service history and arrange the camera inspection directly with your plumber or drain specialist.

Email to: on-site staff + plumber or drain specialistOpen staff + vendor email
URS will coordinate for youYour choice

Ask URS to coordinate with your building team and plumber or drain specialist and capture the inspection and completed-work records.

Email to: United Restoration Services onlyOpen URS email
04
Address nowThis month

Building-level water usage spikes (Mar–Jun 2026) that correlate to maintenance events

water-bill-baseline.pdf (Jan 23, 2026) — usage 118 HCF baseline water-bill-spike.pdf (Mar 22, 2026) — usage 151 HCF (notable spike) water-bill-recent.pdf (Jun 30, 2026) — usage 139 HCF maintenance-ticket-log.xlsx entries (water events, plumbing calls, June 2026 emergency)

Evidence: water-bill-spike.pdf, page 1
Choose how you want to handle itEach button opens the appropriate prepared email. Nothing is sent automatically.
Handle it internallyYour choice

Have your building team handle the repair. After it is resolved, do not forget to update your PropertyShield records.

Email to: in-house or on-site staffOpen internal email
Contact on-site staff and vendorYour choice

Arrange the follow-up directly with your in-house or on-site staff and the appropriate plumber or vendor.

Email to: on-site staff + plumber or appropriate vendorOpen staff + vendor email
URS will coordinate for youYour choice

Ask URS to manage coordination with the people involved and capture the completed repair record.

Email to: United Restoration Services onlyOpen URS email
05
Address nowWithin 2 weeks — confirm dry standard with moisture readings

Active water intrusion event (June 2026) with mitigation completed but follow-up required

crossriver-invoice-3.pdf (after-hours emergency) — leak description, riser shut at basement cleanout, time stamps urs-mitigation-work-order.pdf — emergency extraction, drying equipment and moisture monitoring visits, dry standard confirmed maintenance-ticket-log.xlsx (2026-06-08, 2026-06-13) — emergency plumbing & URS mitigation entries resident-email-3B-leak.pdf — tenant notification thanking response unit-2B-ceiling-patch.jpg — ceiling patch evidence

Evidence: urs-mitigation-work-order.pdf, page 1
Choose how you want to handle itEach button opens the appropriate prepared email. Nothing is sent automatically.
Handle it internallyYour choice

Have your building team handle the repair. After it is resolved, do not forget to update your PropertyShield records.

Email to: in-house or on-site staffOpen internal email
Contact on-site staff and vendorYour choice

Arrange the follow-up directly with your in-house or on-site staff and the appropriate plumber or vendor.

Email to: on-site staff + plumber or appropriate vendorOpen staff + vendor email
URS will coordinate for youYour choice

Ask URS to manage coordination with the people involved and capture the completed repair record.

Email to: United Restoration Services onlyOpen URS email
06
Coordinate this quarterOverdue — schedule now

Backflow prevention (RPZ) annual test past due

backflow-test-cert.pdf (Test Date: May 24, 2025 — PASS; next annual test due May 24, 2026) and backflow-test-cert-prior-year.pdf (May 23, 2024) rpz-device-tag.heic — photo of device & tag

Evidence: backflow-test-cert.pdf, page 1
Choose how you want to handle itEach button opens the appropriate prepared email. Nothing is sent automatically.
Handle it internallyYour choice

Have your building team review this item, choose the next step, and update your PropertyShield records afterward.

Email to: in-house or on-site staffOpen internal email
Contact on-site staff and vendorYour choice

Arrange the follow-up directly with your on-site staff and the appropriate vendor.

Email to: on-site staff + appropriate vendorOpen staff + vendor email
URS will coordinate for youYour choice

Ask URS to coordinate with the people involved and capture the completed record.

Email to: United Restoration Services onlyOpen URS email
07
Coordinate this quarterBefore the heating season

Boiler equipment — model & serial documented; combustion PASS but circulator bearing wear noted

boiler-nameplate.heic (Foundry Ridge FR-240, Serial FR-24-09-3317, manufacture 06/2009) boiler-permit-card-2009.jpg (installation record, 2009) kestrel-combustion-report.pdf (Nov 22, 2025) — PASS but circulator pump bearing wear noted; vendor recommends scheduling replacement kestrel-service-agreement.pdf (covers FR-240, term Jan 30, 2026–Jan 30, 2027)

Evidence: kestrel-combustion-report.pdf, page 1
Choose how you want to handle itEach button opens the appropriate prepared email. Nothing is sent automatically.
Handle it internallyYour choice

Have your building team review this item, choose the next step, and update your PropertyShield records afterward.

Email to: in-house or on-site staffOpen internal email
Contact on-site staff and vendorYour choice

Arrange the follow-up directly with your on-site staff and the appropriate vendor.

Email to: on-site staff + appropriate vendorOpen staff + vendor email
URS will coordinate for youYour choice

Ask URS to coordinate with the people involved and capture the completed record.

Email to: United Restoration Services onlyOpen URS email
08
Coordinate this quarterAt next policy renewal

Insurance declarations show building coverage but high water-damage deductible

property-policy-declarations.pdf — commercial package declarations; building limit $11,400,000; water damage deductible: $25,000

Evidence: property-policy-declarations.pdf, page 1
Choose how you want to handle itEach button opens the appropriate prepared email. Nothing is sent automatically.
Handle it internallyYour choice

Have your building team review this item, choose the next step, and update your PropertyShield records afterward.

Email to: in-house or on-site staffOpen internal email
Contact on-site staff and vendorYour choice

Arrange the follow-up directly with your on-site staff and the appropriate vendor.

Email to: on-site staff + appropriate vendorOpen staff + vendor email
URS will coordinate for youYour choice

Ask URS to coordinate with the people involved and capture the completed record.

Email to: United Restoration Services onlyOpen URS email
09
Coordinate this quarterAfter each major storm

Roof membrane condition and drains (warranty & recent seam repair)

roof-membrane-warranty.pdf (Van Doren Warranty — installed June 2019; warranty expires June 2029) vandoren-roof-repair-invoice.pdf (June 25, 2025) — wind-lifted seam repaired NE corner roof-membrane-drains.jpg and roof-access-hatch.jpg — photos of drains and roof access ray-note-roof-drain.jpg — staff note to clear north roof drain after big storms (leaf load)

Evidence: roof-membrane-warranty.pdf, page 1
Choose how you want to handle itEach button opens the appropriate prepared email. Nothing is sent automatically.
Handle it internallyYour choice

Have building staff inspect the roof drain and decide whether roof repair should be performed. Update your PropertyShield records afterward.

Email to: in-house or on-site staffOpen internal email
Contact on-site staff and vendorYour choice

Have on-site staff share the location and work-order history with your roofer and arrange the follow-up directly.

Email to: on-site staff + rooferOpen staff + vendor email
URS will coordinate for youYour choice

Ask URS to coordinate with your building team and roofer and capture the completed repair record.

Email to: United Restoration Services onlyOpen URS email
10
Coordinate this quarterThis month

Electrical distribution labeling & basement panel directories (done) — confirm main breaker labeling

two-rivers-panel-invoice.pdf (Feb 24, 2026) — re-label basement distribution panels; verify circuit directory accuracy electrical-panel-labeled.jpg and old-loading-dock-panel.heic — panel photos

Evidence: electrical-panel-labeled.jpg, page 1
Choose how you want to handle itEach button opens the appropriate prepared email. Nothing is sent automatically.
Handle it internallyYour choice

Have your building team handle the repair. After it is resolved, do not forget to update your PropertyShield records.

Email to: in-house or on-site staffOpen internal email
Contact on-site staff and vendorYour choice

Arrange the follow-up directly with your in-house or on-site staff and the appropriate plumber or vendor.

Email to: on-site staff + plumber or appropriate vendorOpen staff + vendor email
URS will coordinate for youYour choice

Ask URS to manage coordination with the people involved and capture the completed repair record.

Email to: United Restoration Services onlyOpen URS email

20 readiness checks

What is confirmed, and what still needs work

These checks cover emergency access, water control, critical records and follow-through. A check counts only when current evidence confirmed by URS supports it. Missing or outdated proof stays open so nothing important disappears behind the percentage.

10verified
6open
Response and access

Can your team act fast?

5 of 6One item open
Water control and containment

Can water be found and stopped?

1 of 43 items open
Documents and systems

Are critical records current?

3 of 4One item open
Incident learning and follow-through

Are fixes documented and closed?

1 of 2One item open

A service credit toward URS restoration invoices

Readiness Response Credit

$3,609.38

Each item URS verifies adds about $90.00 to this building's response credit, up to $4,125.00 fully verified.

After-hours entry and key/access processDocument exactly how a responder gets inside after hours.
+$90.00
Main domestic-water shutoffLocate, photograph, and label the main shutoff.
+$90.00
Zone/riser/branch isolation mapMap isolation points to their served areas.
+$90.00
See how the credit works and view full terms →

Your readiness checklist

All 20 checks at a glance

ConfirmedNeeds work

Select a linked evidence reference to open the customer-visible source file.

Response and access

5 of 6 confirmed
Confirmed
RA-01 · Onsite incident lead

Current evidence has been reviewed and confirmed.

Evidence: Intake submission — Dana Whitfield (manager) and Ray Otero (superintendent) with direct lines
Confirmed
RA-02 · After-hours escalation chain

Current evidence has been reviewed and confirmed.

Evidence: Intake submission — after-hours contact chain: Ray, then Dana, then the management line
Needs work
RA-04 · After-hours entry and key/access process

No documented lockbox or key process; manager to confirm and write it down.

Next: Document exactly how a responder gets inside after hours.
Confirmed
RA-05 · Crew arrival, parking, staging, and service route

Current evidence has been reviewed and confirmed.

Evidence: Intake submission — arrival, staging and the loading-dock service route

Water control and containment

1 of 4 confirmed
Needs work
WC-01 · Main domestic-water shutoff

Only an unconfirmed handwritten note places the main shutoff behind the loading-dock electrical panel. Needs locating, a photo, and a label.

Next: Locate, photograph, and label the main shutoff.
Needs work
WC-02 · Shutoffs are mapped by zone, riser, and branch

No riser or branch isolation map exists; the B-line stack history is exactly why one matters.

Next: Map isolation points to their served areas.
Needs work
WC-04 · Leak detection covers the building's known risk areas

No leak detection installed; reviewer designates the B-line stack zone for assessment.

Next: Document zone-level detection coverage and status.

Documents and systems

3 of 4 confirmed
Needs work
DS-02 · Critical inspection and compliance records are current

Backflow test expired May 2026; the most frequent vendor's COI is missing.

Next: Replace, renew, or confirm outstanding documents.

Incident learning and follow-through

1 of 2 confirmed
Needs work
FT-02 · Open readiness findings have an owner and disposition

First report: open findings do not yet have assigned owners and dispositions.

Next: Assign ownership and the next status.
Why there are two readiness numbers

Your Instant Readiness Diagnostic was the starting point. Your answers to the nine-question quiz produced the PropertyShield Readiness Score and pointed URS toward likely gaps. Verified Readiness Attainment separately shows how many of the building's 20 readiness checks are supported by current evidence confirmed by URS. The two results stay separate because they use different inputs.

Your next progress review

What your annual review adds

This Readiness Report establishes today’s baseline. The annual review will compare progress against it without blending the two readiness measures.

Compare progress

Revisit the nine-question Readiness Score and the 20 evidence-confirmed readiness checks against today's starting point.

Document completed work

Record repairs, updated maps, current documents, and closed priorities so the value is visible.

Set the next priorities

Identify what remains open and agree on the next customer-led or URS-coordinated steps.

PropertyShield Pro with Matterport annual service: all your current building data run through our proprietary RiskSignal engine; a full report build, audit and authorization performed by a URS pro; a new report created for comparison with the original report; your live Emergency Action App and secure Building File; an annual onsite readiness inspection; a new annotated floor plan showing documented updates; and refreshed Matterport documentation.

Kept current

Readiness assets and deadlines

The records and installed controls that support the response plan.

Tracked record

Emergency response plan

Needs Expiration Date
Tracked record

Sprinkler inspection

Needs Expiration Date
Tracked record

Fire alarm inspection

Needs Expiration Date
Tracked record

Elevator inspection

Needs Expiration Date
Tracked record

Vendor COI

Needs Expiration Date
Tracked record

Insurance certificate

Needs Expiration Date

Reviewed records

Verified property facts

Note

Hi Dana, The damp smell near the kitchen ceiling in 2B is back — same corner that was patched last year. No visible water this time, but it is noticeable after the weekend. Can someone take a look before it turns into another leak? Thanks, Marie (2B)

Evidence: resident-email-2B-damp.pdf, page 1

Equipment age is factual context, not a replacement instruction or failure prediction.

Approved invoices

Reviewed cost history

$26,953across 21 approved invoicesMar 11, 2019 through Jul 15, 2026$642 per confirmed unit for this reviewed period

What the review covered

Records, scope, and limitations

65 of 66 records read
  • 2 Duplicates
  • 1 Unsupported

stonegate-mills-site-plan.dwg: PropertyShield cannot read this file type (application/acad). Ask the customer to re-send it as a PDF, .docx, .xlsx, or a photo.

  • stonegate-mills-site-plan.dwg: PropertyShield cannot read this file type (application/acad). Ask the customer to re-send it as a PDF, .docx, .xlsx, or a photo..
  • This report reflects the records and observations in scope at finalization. It is not a code determination, engineering opinion, safety certification, insurance determination, or prediction of future loss.

Built, audited and authorized by Andrew Mason. AI-assisted extraction and drafting support the review; they do not make client-final decisions.

The nine-question Instant Readiness Diagnostic produces the PropertyShield Readiness Score. Verified Readiness Attainment counts separate URS-reviewed evidence checks. The two measures are never blended into one number.

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United Restoration is not an AI startup or software company trying to understand buildings.We are a property damage restoration company that understands what happens when building problems become emergencies.