Independent Building Inspections -Do I Need One??

An independent building inspection or property inspection is something that you shouldn’t overlook when buying a residential or commercial property. The reason being that you require as much information as you can in regards to the structural building integrity of the property as well as knowing if there are any hidden surprises that you weren’t aware of that could set you back thousands of dollars.

Is There Termite  Damage

If the building is older than 5 years old you should also get a building termite(pest)inspection conducted as the existence of termites could cost you many thousands of dollars to rectify any damage caused to any structural building timbers within the property.

Termites eat all the timber from inside out without you even now that they are there, so a building pest inspection should be always added on as an extra, you will know whether or not there are signs of infestation or if any pests are directly detected in the property. If there are signs of termite infestations, you may want to hold off on buying the property until the defect has been rectified.

Even if you take care of the damage yourself, doing so now makes it easier and less expensive taking care of the problem.

Are there any building defects?

You may not notice the rotten weatherboards or the slope of the land that’s causing water to flow back towards the foundations.  Having an independent building inspection conducted gives you the time to get an objective look at a home’s condition from a professional who knows what to look for.

Will the subfloor be inspected?

Yes, the subfloor is definitely inspected as long as there is access to do so and a subfloor inspection is very critical as there may be termite damage to the structural elements of the property that can affect the integrity of the property of there could be dampness caused by broken pipes of damage below bathrooms where plumbers have cut out the joists/bearers making room for there waste pipes without telling the owner and compromising the safety of the property.

Is the Roof Space Inspected?

Yes, the roof space is and should always be inspected as again there might be termite damage to the rafters or floor joists, you can also see if there are any broken tiles or any damage to the metal roofing due to rust, these are also critical items that require your attention and you should know if there are any hidden surprises.

Is there the presence of dampness?

The last thing that you want to deal with within your home is water damage. A simple water  leak in the roof can turn into a major flood and cause dampness and damage to all your internal areas so you should know whether you require specialist plumbers to rectify ant building roofing issues that you were not aware off

All building inspections are conducted by registered Victorian building inspectors and comply with the building guidelines.

DO I NEED A BUILDING INSPECTION 

Bathroom renovations Melbourne are so popular today as more people are choosing to renovate their homes rather than spending more money in relocating to bigger properties, we are registered with the victorian building authority

DO I NEED A BUILDER

As most bathroom renovations projects are over the sum of $10,000 the answer is Yes you do especially if you are thinking of demolishing a wall or adding a wall as these involve a professional builder in analysing whether these are achievable

Extensions and renovations costing more than $10.000 require a major domestic building contract as per the victorian building authority guidelines.

The builder is also required to provide domestic building insurance for any work that’s over $16,000 to cover the client in the event the builder disappears or becomes insolvent.

The builder must also provide a certificate of currency for the insurance before they can take a deposit and start building works or start any building maintenance

If you are wanting to knock down a wall and other renovation work on your property then our trades person requires to be registered with the Victorian Building Authority and a building permit will be required.

Many builders or trades people will ask you to sign a building permit as an owner builder as they are trying to hide their legal responsibilities and if you do you may end up paying a lot more in the end, just beware .

So many clients have hired contractors or trades to conduct building renovations on there property only to find out when there is a problem that the person that they employed was not registered and that legally they were not allowed to start any building works.

Bathroom renovations typically will require combined services of a number ot trades ie:

. A cabinet maker

. A carpenter

. A painter

. A Electrician

. A tiler

All the above trades are required to be licenced

A good bathroom renovation builder will be happy to help with your bathroom design and make suggestions to stay within your budget

• Contracts for the work MUST be in writing. Contracts must contain all the terms, conditions and provisions of the agreement, show the date and be signed by both parties. An oral agreement is not sufficient to comply with the Act
•  
• Before a home building work contract is signed by the owner, the Act requires the builder to provide the owner with a copy of the ‘Notice for the Home Owner’, which summarises the requirements of the Act

Whether you want a building renovation or advice on knocking down a wall or creating your dream kitchen and new bathroom renovations then give George a call -we are the professional building/inspection experts throughout all suburbs Melbourne

Building Inspections are Important

The cost of a building inspection in Melbourne Eastern which cover areas like Lilydale, Ringwood ,Croydon and Boronia is dependent upon the size of the property to be inspected whether its a 2 bedroom,3 bedroom or bigger

The building inspection cost of a new home if its a final inspection could cost anywhere between $450–$700 dependent on the firm that will be doing the building inspection.complying with the Victorian building authority

Most independent building inspectors in Melbourne charge approx $550 which in most cases includes GST

If the inspection is for a pre pour concrete inspections of a building frame inspection cost could be between $350 – $400 including GST

When contacting a building inspector to do a pre purchase building inspection or a pre auction building inspection which would include termite inspection the cost could be $500 plus

Most costs advertised within websites or social media say FROM which means that’s the starting price not the actual price which confuses a lot of clients as when they see $400 they don’t see the word FROM which can be confusing

Most Building inspections in the Eastern Suburbs of Melbourne and Melbourne Western Suburbs charge approx the same amount

Most Building Inspectors in Melbourne are not registered building practitioners and are not required to be when doing pre purchase building inspections as the industry is not regulated,that doesn’t mean that they dont have the experience to conduct these inspections in the building industry as i know many past building inspectors who now work as consultants being just as good and in some cases better

When hiring a building inspector dont go by the price he charges as in most cases the cheaper building inspectors do not have the experience or knowledge in conducting a building inspection which could also include a structural building inspection as many houses have cracks

The easiest way out for a building inspector to identify the cause of a wall crack or cracks to internal walls is to say in there reports,”consult a structural engineer” for more advice, the building inspector should be able to identify whats causing the cracking to walls and how best to rectify

The building inspections report should cover all areas of the building being inspected and identify areas of concern within the building structure and approx costs in rectifying and defects found.

An experienced building inspector will complete a thorough and extensive inspection of the property both externally and internally to identify if there are any major structural defects, or any other issues, and document these with photos.

Where access is possible, the Sub Floor and Roof Space will also be inspected, along with a comprehensive maintenance check, and an estimated cost required for any necessary repairs.

We also focus on wet areas, to check for any dampness issues, or leaking. At no extra charge, we can also offer any building advice you may require such as in regards to renovation plans, or remove walls.

We do a visual inspection, of all electrical and plumbing, and test for water pressure, drainage, water hammer, as well as checking the safety switch and any old electrical wiring. We can also advise if there may be asbestos present in any material used in the property.

If any issues are found, it is recommended to engage a licensed plumber or electrician to further investigate, and provide more qualified advice. Please let us know in advance if you have any concerns, or requests about your property, to ensure that the inspectors are fully aware of the issue.

For any advice please ring George on 0450 632 867

WHAT DO OUR BUILDING PRE PURCHASE REPORTS COVER

ROOF DEFECTS:

Victorian Building Authority Guidelines

• Rusted roof sheet and flashing.
• Roof sheet lift, roofing nails or screws lifted.
• Broken or cracked roof tiles.
• Moss buildup on roof cladding.
• Hip and ridge capping mortar cracks.
• Roof line unevenness – possible roof frame defects.
• Tree overhang.
• Chimney condition – mortar decay, no capping & cracked brick work.
• Box gutter condition – rust, ponding, debris.
• Valley gutter condition.
• Parapet wall condition.

GUTTERS & DOWN PIPES:

• Gutter rust and Debris.
• Inadequate gutter fall or poorly fixed & ponding.
• Down pipes not connected to storm water.
• Down pipe rust and blockage.
• Down pipe bases not aligned.
• Down pipe clips detached.

FASCIA & EAVES:

• Fascia timber fungal decay and paint deterioration.
• Fascia unevenness.
• Eave paint deterioration.
• Eave detachment.
• Eaves damaged by leaking gutters.
• Possible Asbestos.

WEATHER BOARDS:

• Unevenness – possible frame defects.
• Timber fungal decal and paint deterioration.
• Stop baton rot/detachment.
• Plinth board decay.
• Plinth boards in contact with soil (conducive to termite infestation)
• Inadequate subfloor ventilation or cross flow of air.
• Gapping around window frames and junctions (potential water ingress)

MASONRY CLADDING (BRICK):

• Differential Settlement cracks (major and minor)
• Rising Damp.
• Mortar decay.
• Re-pointed and patched cracks (evidence of past settlement/movement)
• Sill brick cracks and unevenness (common in 70-80’s)
• Inadequate subfloor ventilation.
• Weep holes blocked (if slab dwelling) – conducive to termite infestation.
• Control joints sufficiently sealed.
• Masonry cracking over windows – normally signs of lintel rust.

CEMENT SHEET OR POLYSTYRENE CLADDING:

• Render deterioration.
• Render bubble (damp)
• Render cracking – major and minor)
• Render rust spotting – (normally associated with contaminated sand during render process)

WINDOWS:

• Timber fungal decay – major and minor.
• Cracked window panes.
• Patched window rot.
• Poor seals and putty.
• Sash cords damaged/broken.
• Binding windows.
• Damaged or non-operational window mechanisms.

DOORS:

• Binding or uneven doors – sign of differential settlement.
• Water damaged or deteriorated door timber.
• Non-operational handles and locks.
• Door seals.
• Lintel rust or deterioration – may cause cracks above doors.

SUB FLOOR (MOST IMPORTANT PART OF ANY INSPECTION):

• Dampness and water ponding.
• Leaking plumbing.
• Leaking bathrooms and laundry – commonly observed.
• Timber decay on flooring, joists and bearers.
• Stump footings rot or cracked concrete stumps.
• Poorly installed stumps – uneven plumb.
• Inadequate or insufficient footings.
• Type of floor coverings.
• Loose or hanging electrical wiring.
• Condition of engaged piers.
• Timber debris and rubbish (conducive to termites)
• Deteriorated or detached ductwork.

DECKS, BALCONIES, CARPORTS, GARAGES & PERGOLAS:

• Balustrade timber fungal decay.
• Balustrade and handrail safety – minimum of 125 mm gaps required to be deemed safe.
• Stairs for stability and timber decay.
• Decking or balcony frame condition – rot, unstable.
• Pergola roof frame rot.
• Post rot.
• Decking timber condition.
• Roof condition.
• Gutter and downpipe condition.

SHEDS AND GARAGES:

• Condition of roof, gutters, downpipes and cladding.
• Slab cracking – major and minor.
• Water ingress and drainage.
• Rising damp – common in garages.

SITE & LAND:

• Drainage – blocked drains.
• Drainage – land or paths should fall away from home.
• Fence palings/rails and post decay.
• Fence leaning – unsafe.
• Fence cracking.
• Pathway cracking and settlement.
• Driveway cracking and settlement.
• Trees – any path or wall cracking possible associated with tree roots.
• Cracking, rot or leaning in Retaining walls.
• Pool gates not self closing.

 ROOF FRAME:

• Condition of roof cladding – rust or tile fretting/cracks/gaps.
• Damaged or cracked framing members.
• Leaks.
• Insulation type and condition.
• Inadequate clearance between insulation and downlights – fire hazard.
• Condition of ductwork – deteriorated or detached.
• Unevenness in roof frame.

INTERNALS:

• Ceiling paint deterioration/mould/cracking/sagging.
• Wall cracking – major and minor.
• Rising damp – moisture readings.
• Chimney hearth condition.
• Window decay.
• Binding windows.
• Unevenness in windows – possible footings settlement.
• Cracked window panes.
• Door unevenness/binding/out of square – possible footings settlement.
• Floor unevenness – possible footings problems.
• Floor bounce and sponginess.
• Floor lining condition.

WET AREAS – KITCHEN, BATHROOMS AND LAUNDRY:

• Water Pressure.
• Water hammer/pipe knocking.
• Loose and leaking tap ware and pipes.
• Shower tile grout deterioration.
• Shower tile and screen cracking.
• Toilet operability and leaks.
• Vanity condition & fixing.
• Exhaust fan operability.
• Poor sealing of shower screens.
• Hot water unit type.
• Hot water overflow drained – conducive to termite infestation.
• Shower tap flanges adequately sealed – prevent leaks behind wall.

TERMITE INSPECTION

• A full Pest Inspection which is carried out as per Australian Standard 4349.3 – 2010 Inspection of buildings Part 3 – Timber Pest Inspections.
• Any live or past termite activity.
• Any excessive moisture readings is included in the Building and Pest Inspection Report.
• Any borer damage is assessed and included within the timber pest inspection report.
• Any timber fungal decay or rot.
• Conducive conditions that would attract termites.
• Any structural damage caused by Timber Pests.
• Trees, fences, retaining walls, outbuildings are

For further advice and recommendations contact George on 0450 632 867

Understanding Cracks  in Your Melbourne Home

It’s normal to panic at the sign of cracks in the walls. You automatically assume your home has structural issues and needs major repairs. You envision the house falling apart before your eyes. But, what if we told you that not all cracks are structural major defects or building defects as most are just due to settlement, check the victorian building authority website foe more information.

Cracks happen for a variety of reasons, some of which really aren’t a big issue. It could be naturally settling that takes place after the home’s construction. If that’s the case, the cracks may only need a few minor repairs, leaving your home as good as new. Some cracks don’t even need any help – they just need time.

How do you know when to worry and when to not concern yourself? Keep reading to learn more.

What’s the Cause for Cracks in the Walls?

Before you jump in and pay for repairs, you should know the cause for structural cracks in the walls. While you should leave the work to the professional building inspectors, it doesn’t hurt to have some basic knowledge of how cracks occurred and what you can do about it.

The main thing to remember is not to freak out about every crack. Use the information below to get familiar with your home’s cracks:

• Vertical cracks – Are you noticing vertical structural cracks in the walls at the point where the ceiling and wall meet? This is usually a sign of settling foundation. It’s not a sign of a faulty building or risk of serious issues. After the foundation settles following construction, the cracks will stop.

• Horizontal cracks – Are you noticing 45-degree horizontal cracks along the walls? This could signify water damage, a shifting foundation, or other serious structural issues. Horizontal cracks are often a reason for concern and should be addressed as soon as you find them.

• Diagonal cracks – Diagonal cracks could be another reason for concern. They could be a sign of poor footing or slab work, which could put the integrity of the building at risk. Getting professional help right away is essential.

• Stuck windows and doors – If the windows and doors stick and the hardware and paint are in good condition, it could signify foundation damage. A shifting foundation causes cracked walls and warped doors and windows. This isn’t necessarily a horrible thing though. Sometimes the shifting is minor and the repairs simple.

• Nail pops – If we notice a lot of nail pops throughout the home, we will look for drywall movement and dried out timber frames. This too isn’t the end of the world and only requires minor repairs.

Steps to Take

We know that it’s concerning to find cracks in the wall. Your first instinct is probably to call for emergency repairs. Don’t do that quite yet, though. Instead, call in professional structural building inspections. You need to know the root cause of the cracks so that you can get the proper repairs. Why pay for more repairs than you need?

Our inspectors thoroughly inspect the building and look for the root cause of the issue. Just repairing the cracks without knowing what’s going on underneath the crack could cause an even larger issue. Wall cracks themselves may not cause damage, but a faulty foundation or rotted slab could cause a serious concern down the road.

You need professionals that understand the cause of the cracks and will provide the right information. Just repairing the cosmetic appearance of the crack, doesn’t fix the root problem. The cracks will only reappear and the damage underneath will worsen. Our experts can identify structural major and minor defects, helping you choose the next best step.

We know that your building is probably one of the largest investments of your lifetime. If you notice cracks in the walls, call us right away. We will thoroughly inspect the home, determining the reason for the cracks. We will provide you with our professional evaluation and opinion so that you know what to do moving forward.

Are you ready to find out why your home has cracks in the drywall? Call George today at 0450 632 867 and we’ll schedule your appointment to find out the cause of your home’s cracks.

The Importance of Pre-Purchase Home Inspections in Melbourne

Pre-purchase home inspections in Melbourne are optional, but they hold great importance. Before you sign a purchase contract, we highly suggest paying for an inspection. Without a proper inspection, you don’t know the true condition of the home – you only know what you can see with your untrained eye.

We always follow the Victorian building authority guidelines

A quality inspection before you sign the contract lets you know the home’s condition. It also informs you of any necessary repairs. Wouldn’t you rather know the extent and cost of the repairs before you buy the home? What if the cost of repairs greatly increases the overall cost of the home? You may change your mind about buying the home with the right information.

How to Order the Pre-Purchase Inspection in Melbourne

Once you decide you want to buy the home, discuss the need for an inspection with the seller. Building inspectors typically need two to three days’ notice to complete the process and write the report. It’s important to discuss the inspection early in your negotiations. Let the seller know of your desire to get a professional opinion on the home’s condition so that they allow enough time for it.

Even if you order the inspection yourself, the seller must make the home available for viewing. It requires a little back and forth between the inspector and the seller to find a mutually agreeable time. Once the inspector views the home, he needs time to write up the report, hence the two to three-day notice and turnaround time. After receiving the report, you can decide if you still want to buy the home.

Understanding the Pre-Purchase Inspection Report

The home inspection report may have a standard format or one that’s unique to the inspector himself. There isn’t a required format, but either way, it should comply with the Australian Standard (AS 4349.1).

Home inspectors look at the interior and exterior when inspecting a home. They look for obvious issues, such as cracked walls or a damaged roof, but they also look for issues you may not notice. Inspectors have extensive training, knowing just what to look for and even how much it may cost to do the repairs.

Once the inspector views the home, he provides a detailed report. The report shows any issues in any area of the home. Inspectors note issues including:

• Pest or terminate infestation or damage
• Cracked walls
• Damaged plumbing or electrical systems
• Damaged septic tanks
• Mould or mildew issues
• Ineffective HVAC systems
• Fireplace or chimney issues
• Damaged sprinkler systems
• Faulty roofing
• Unsafe or damaged carpeting
• Issues with systems including garbage disposal and ducted vacuums
• Unsafe or damaged home appliances
• Issues with home accessibility
• Issues with the fencing
• Water issues inside or outside the home including storm water run-off
• Issues with sidewalks or driveways
• Issues with doors or windows not closing or latching

This generalizes what inspectors look at when inspecting a home. If you have specific areas you want inspected, let the inspector know right away. For example, if you saw trickling water, you may worry about mould or mildew growth. Or if you notice the roof has missing tiles, you may wonder about the roof’s integrity. Mention these issues to the inspector before he goes out so that he pays careful attention to these areas.

Reading the Pre-Purchase Inspection Report

Inspection reports may seem overwhelming, but they provide a wealth of information. In general, you’ll learn three things about the home:

• Information on the condition of the home and its features
• Specific information on each problem in the home
• The estimated cost of repairs

Please note, a standard home inspection is only a visual inspection. If you or the inspector suspects serious issues in certain areas, you may need to call in specialists including:

• Pest inspector
• Structural engineer
• Public utilities authorities
• Surveyor
• Electricians
• Plumbers

Talk with your inspector about any specific areas of concern. Most professionals will refer you to a specialist if they see specific issues, but it’s always worth asking.

Inspecting for Pests and Termites

In addition to the standard home inspection, you may consider a pest and termite inspection. You can choose to do so if the general inspection shows signs of pest or termite damage or just because you want the peace of mind knowing that the home is free of pests and termites.

A pest and termite inspection is a small cost compared to its value. Think of the money the right inspection may save you. If there’s major termite or pest infestation and damages, you could be looking at thousands of dollars in damage. This is in addition to the money you pay to buy the home. Many people don’t want the headache involved with the repairs and will move onto a different home.

Did you know that termites can cause serious damage to a property? While you may notice the initial signs of infestation, such as hollow timbers, only a licensed professional can truly tell the depth of the infestation and damage. Let a professional inspect the property, assess the damage (if any), and discuss the necessary repairs. The right specialist will also help you understand prevention methods that you can take.

The Benefits of a Pre-Purchase Home Inspection

We’ve covered the basic reasons you should consider a pre-purchase home inspection, now let’s take a close look at the benefits of doing so.

• Know that the home meets industry standards

What’s worse than finding out your newly constructed home doesn’t meet the area’s requirements and standards? What might look just right to you could be completely shoddy work that isn’t up to par. Wouldn’t you rather know that the construction is superior and the home is safe and sound? Paying a builder before knowing the status of the home’s construction could be dangerous. Let an inspector ensure the home’s stability before you make that final payment.
• You’ll bid an appropriate price.

Who wants to pay more for a home than it’s worth? If the home you want has serious issues that require thousands of dollars in repairs, you’ll want to figure that into your bid. Having an inspection report in hand lets the seller know that you know the condition of the home. It helps the seller see the true value of the home as well, and may make him/her more willing to work with you.

• It protects your investment.

Investing in real estate is expensive. If you know ahead of time what it may cost to repair the home, you can make an informed decision. Even if you decide to move ahead with the purchase of a home with issues, you go into the investment knowing what it may cost you rather than being faced with unpleasant surprises.

• You can ensure your safety.

Just because a home is for sale doesn’t mean that it’s safe. Wouldn’t you rather have a professional tell you the home is structurally sound? Inspectors see things that you can’t see just walking through the home. Safety hazards, electrical issues, structural problems, and even mold/mildew issues pose a risk to your health and wellbeing. Knowing the home is free of these issues can keep you safe.

The pre-purchase inspection in Melbourne is an important part of the buying process. While it’s not a requirement by law or even to get financing, it protects your investment in the home. You are the one paying hundreds of thousands of dollars for a home – it makes sense to protect your investment.

If you are ready to buy a home or have questions about the pre-purchase inspection process, visit our website or call us at 0450 632 867  we’d be happy to answer your questions.

How To Resolve a Building Dispute

When a building or construction dispute arises, the parties involved feel lost and wonder what the next step should be. Disputes are time-consuming and can harmful contractors reputation as well as damage the relationship between the client and the builder. The claims made can cost both parties and the project can get disrupted due to it. When a dispute arises, these are they ways in which a contractor can resolve them easily.

Firstly, it is important to understand why a dispute arises. It is usually due to disagreements between the parties involved on a contract. They can arise due to perceived or real violation of the contract and the obligations that were set forth by the parties.Here are some other reasons due to which the disputes arise

● Lack of understanding of the terms

● Delay on the contract.

● Failure to meet the contract.

● Incomplete claims that are made by parties.

Disputes cannot be considered a breach of contract, they can become one and lead to termination of contract or a claim against the contractor surety bond. In order to reduce the chances of disputes that may occur, the parties involved in the contract can take proactive steps before the project begins.

By employing the services of an independent building inspector you will receive a detailed building inspection report detailing all building defects and why they should be rectified by the builder.

You will require this report for VCAT.

To reduce the chances of a dispute, each aspect of construction needs to be optimized. Construction dispute resolution begins with contract and clarifying the clauses. Other measures when planning to execute the project include the following:

● Proper planning before work begins.

● It is necessary to read the contract and understand it properly.

● The clauses need to be negotiated that are problematic.

● When it comes to pre-construction work, it is important to be diligent. Planning estimate, schedule, contact subcontractor, plan important orders, etc.

● Have realistic schedules and executable plans. Think about delays and disruptions and plan have back ups.

● The documents and daily reports need to be made.

● Deal with the problems instantly instead of postponing it.

● Plan and identify the risks in advance and consult a specialist

● Increase the predictability of every process and provide information transparently to all the parties involved.

The methods to resolve building disputes are:

● Negotiation – It is a clause which states that if there is a dispute between the parties, the parties will try to resolve it amongst themselves before moving on to other options.

● Mediation – It is a clause that suggest the inclusion of neutral third party in the dispute to help mediate the process of resolving the issue. The mediation is not legally binding in any way, but is an effective way of getting a solution and avoiding a complete mess.

● Expert determination – It can be considered an alternative to mediation which is used to resolve the building disputes of special nature. It is also used in cases where a specialist’s opinion is required. It cannot be legally forced on any party though.

● Adjudication – It is a method that includes a neutral third party which will give the final decision on the matter. If the dispute does not get resolved by decision itself, the court can enforce the adjudicator’s decision on the parties.

● Arbitration – If both parties decide to choose this option, they will have a neutral third party enter the situation to help get it resolved. Here the parties have to agree

to the arbitrator as he has valid experience. He checks the documents and facts before coming to a decision.

● Litigation – It is included in the dispute clause that if in any case the parties are not able to find any other way to resolve the issue, it will go to VCAT. It is also legally binding and enforceable, but can be appealed against as well. It is one of the slowest and costliest processes which is why people prefer other options.

By choosing any of these methods the parties can resolve their issues. The cost of each method is different and arbitration is considered to be the most costly option amongst them.

House Inspection Details: What’s the Roof Inspection Like?

A roof’s condition determines your home’s value and durability. The roof protects the home’s interior and exterior, not to mention the people living in it. Building roof defects in Melbourne may bring a home’s value down or damage its integrity. A regular house inspection can tell you the roof’s condition and how to fix it.

A building inspector that understands roofs in Melbourne can test the integrity of the roof. The inspector will look for serious problems, and even forecast when you may need a replacement roof. We recommend paying for a roof inspection annually.

What Makes a Roof?

Your roof has an internal and external structure. Internally, the roof is made of timber or steel. The exterior, or the part you see, is made of your typical roofing materials, such as tiles or shingles. The roof’s interior components remain intact as long as the roof’s exterior components are stable. The moment the exterior components become damaged, you run the risk of the following building roof defects in Melbourne:

• Water leaks

• Mold problems

• Damaged plaster

• Structural defects

A proper roof inspection will include an inspection of the interior and exterior roof components. You’ll then receive a detailed report showing you the roof’s condition.

How Does a Roof House Inspection Work?

A proper roof house inspection requires a professional to walk on the roof, inspecting each aspect closely. Yes, you could inspect the roof yourself, but at least once a year, let a professional do it. You may notice small issues, which we discuss below, but the bigger issues that ruin a roof’s integrity are best left for the professionals.

A reputable inspector will inspect all aspects of the roof, not just the metal deck or tiles. The inspector should look at the gutter and downpipes, as well as the flashing, chimney, and vents. Inspectors look for obvious things like holes, missing or broken tiles and obvious damage. But, they also look for less obvious weak spots or areas that are about to become a bigger problem than they seem.

A roof inspection should leave you with an idea of the time left on the roof. You should also understand the repairs the roof requires. The report should include a listing of all concerns on the Melbourne roof tiling, whether they are unsafe or about to become a structural issue.

The faster you deal with the issues found during the building inspection, the more you can minimize the damage. A faulty roof can cause extreme interior and exterior damage. Take the roofing inspection report seriously, when you receive it.

The Right Steps for Roof Maintenance

Roof maintenance is just as important as roof inspections. With proper maintenance, you can avoid the risk of leaks, water damage, mold growth, and even a loss of personal property. Oftentimes, homeowners don’t realize there’s a leak until the damage is done.

Preventing water damage is as simple as:

• Keeping your gutters and downspouts clear of debris

• Applying coating and sealant to the roof’s exterior

• You can also prevent damage to your roof from the hot summer sun by:

• Sealing and insulating the interior of your home

• Keeping the interior of your home cool during the hot summer months

Can you do Your Own Roof Inspection?

We highly recommend that you have a professional look for building roof defects annually. This helps you know your roof’s exact condition, what needs fixing, and how much life you have left on it. In the meantime, though, there are certain steps you can take to ensure the livelihood of your roof.

Inspecting the Exterior of Your Roof

While we never recommend that you walk on your roof yourself, you can check for major issues with your roof by looking at street level or from a ladder.

From street level, you can look for missing or severely damaged tiles/shingles. You may also see damaged flashing or large pools of water sitting on the roof. Look closely at your gutters – are they overflowing? Are there pools of water near the foundation?

Next, get up on a ladder and look for less obvious concerns, such as loose or damaged nails, sagging ridges, rusting metal near the vent or chimney. Do you notice any areas of depression?

Inspecting the Interior of Your Roof

Checking your roof’s exterior often will reduce the need to check for damage inside. If you notice any of the following issues inside, though, you caught the issue too late. You may have severe damage on your hands:

• Light streaming through the roof

• A moist or sagging ceiling

• Water leaks anywhere near the roof

• Water stains running down the walls

The Top Reasons to Hire a Building Inspector for Your Roof House Inspection

We know that it’s easy to assume you can do the roof inspection yourself. Many people do exactly this. They don’t call until they see some of the signs we talked about above – the interior signs of water damage that signify the roof has major issues.

What if you could catch those issues before they became such a large problem? That’s the importance of hiring a building inspector at least once a year, to check the integrity of your roof. If you do your own roof inspection (which is fine in between professional inspections) and notice any of the above issues, call a professional right away. The building inspector can give you the lowdown on the exact problems and solutions.

Wouldn’t you rather pay for an inspection now and lower the cost of roofing maintenance and repairs? If you wait too long and the damage is extensive, you could be looking at thousands of dollars in damage when you could have prevented the issues with a building inspection.

Are you ready for a professional building inspection on your home in Melbourne? Check out our services to see how we can help you. If you prefer to talk in person, call us at 0450 632 867.

MELBOURNE BUILDING DEFECTS

BUILDING DEFECTS MELBOURNE

Building Inspection Defects within a new building may include issues like not complying with the energy report, the report may specify double glazing and only single glazing has been installed or if the report states that you require 3000 lt water tank and a 2000 water tank has been provided and if its not sitting on concrete footings then that’s a defect as well.

The new build is required to comply with the BCA (Building Code of Australia) as well as the Standards and tolerances

Your building inspector will be able to identify and make a list of all defects found (major or minor) for you to provide to your builder for rectification before handover

Often in new building inspections we may find that the flashings have not been installed as required ie gutters are defective if they retain a depth of more than 10mm of water ,gutters and downpipes are required to be securely fixed, wall and step flashings .and sloping sloping flashings cut into walls are defective if they do not incorporate weathering folds-these are all listed in the VBA s Standards and Tolerances

Framing is defective if they deviate by more than 4mm in any 2 m length )vertical or horizontal bow)

Stumps are defective if they deviate from vertical by more than 10mm in the 1 st metre of length
Levelness of concrete floors Except where documented otherwise, new floors are defective if within the first 24 months of handover they differ in level by more than 10 mm in any room or area, or more than 4 mm in any 2 m length. The overall deviation of floor level to the entire building footprint shall not exceed 20 mm. Refer to Item I of this Guide where the new floor is to abut an existing floor.-refer to the standards and tolerances 2015

In older buildings that have been constructed prior to 1960 when the building construction standards were not as rigid these buildings do still comply and do not require alterations to comply with today’s requirements unless you intend to change some building elements that will need to be compliant with the current BCA requirements

Many older buildings develop cracks over a period of time ,these cracks require to be assessed as to there width and require monitoring to discover whether the cracks increase in size ,a lot of these cracks are due to normal building settlement which is minor but sometimes these cracks can develop due to ground heave or subsidence which is either the sudden or gradual downward settling of the grounds surface

Its always wise to get a registered building Practitioner to inspect your home prior to signing the building contract and just as important if your house is a new build

Recently inspected two units that were built with so many defects that i was dumfounded that a builders work could be this bad.

I have inspected many new buildings in my time but i have never encountered anything this bad.

The owner was so stressed he did not know what to do, the builder was in the 734 the day of the build and still not finished

The owner was within his rights to terminate the building contract and should have received advice from a solicitor earlier than when he finally did.

As it turned out the solicitor that he employed was not up to date with the building requirements and the client was not receiving relevant advice and at $450 per hour that he was being charged he was going very close to being broke himself .

So important to employ a solicitor that has experience with VCAT and can get you out of a building contract legally without having to spend a fortune on legal fees.

There were major defects with the flooring levels off one of the units, the front half of the house was built on stumps and the rear half was a concrete slab.

The concrete slab floor level was not in alignment with the front half of the house, out of by 45mm ,which made the entire rear section out of alignment with the rest of the build, why did the building surveyor not pick this up-DISGRACEFUL

The Specifications section 1.0 of the energy report stated that all window and sliding doors were to be double glazing but the builder ignored this and installed single glazing.

Should the building surveyor have also picked this up-no he didn’t WHY ??

Termite protection was also a requirement but again was not provided.

All the appliances installed were different to what was required within the specifications

All timber used including lintels and beams were to be treated pine -again this was not picked up

The brickwork used was a different color to what was in the specifications

No insulation was installed into roof space, no ladders supplied for manholes, balustrades not installed in true position as per working drawings, no instantaneous hot water service installed, no water tank installed, the list goes on and one-UNBELIEVABLE but true.

The VBA states that Building surveyors and building inspectors are responsible for making sure that buildings are safe, energy efficient and liveable.

They interact with other professionals such as engineers, architects and builders to ensure that buildings are designed and constructed to comply with building regulations as well as

Carry out inspections of building work to verify if the building work complies with the building permit, the Building Act 1993 and building
regulations

• Prepare a written record of building work inspected, documenting details of noncompliant features Well in this case it seems that the Building surveyor did not comply with the above requirements of the Victorian Building Authority (VBA)

Always get your new building inspected by a registered building practitioner don’t take short cuts ,for the small cost involved its well worth it

For any advice ring George on 0450 632 867

Residential Building Inspections are important in Melbourne

It’s important that you get your building inspection prior to signing any legal contracts. Doing so prior to signing gives you the opportunity to back out of a sale that you don’t want to carry on with, which can save you money in the long run or you may be able to renegotiate the price.

We abide by all victorian building authority guidelines during our building inspections and pre auction building inspections in melbourne.

I have inspected so many homes after the clients have purchased that are riddled with so many defects that required thousands to rectify if they had conducted pre purchase building inspection prior to purchase they would have saved thousands yes building inspections are important.

A Building and Pest Inspection costs approx between $450-$700 depending on the size of the property and location ,a pest inspection on its own costs approx $300 so a Building and Pest Inspection at $500 is good value and the inspection most preferred by clients

Building and Pest Inspection is different to just a Building Inspection as during the inspection no inspection will be conducted looking for live termites or damage by termites to any structure of the building therefore the building that you are looking to buy may have substantial termite damage that you wont now exists therefore costing you thousands to rectify once moving in to your new home, its always wise to have a termite inspection for the small cost involved

For the amount of destruction termites can do to a property its always essential to include a termite inspection as part of the building inspection.

By getting a home inspection completed, you will also find that you may have more bargaining power and can renegotiate the price down if you find that there are defects that need to be repaired.

Property pre purchase inspections are essential for a number of reasons and can save you significant issues in the long run. When you’re spending hundreds of thousands on a property, a few hundred dollars is “nothing” in the grand scheme of things.

When you get a property pre purchase inspection, you will be able to identify structural or other issues that may either be costly to repair, or could pose a serious risk to you later on.

A pre purchase inspection will give you the opportunity make one of two decisions.

There are over 1000 items of a property that are inspected below are some of the areas and items that are inspected fort any defects.

• Proper grading of site water not going to foundations, drainage away from house
• No evidence of blocked drains
• Trees and walkways in good condition
• No branches or bushes touching house or overhanging the roof
• Exterior structures (fences, sheds, decks, retaining walls, detached garages) in good condition, no evidence of termite damage or rot to any timbers
• Railings on stairs and decks are adequate and secure with no movement
• Driveways, sidewalks, patios, landings in good condition, and falling away from property
• Down pipes drainage directed away from the house
• Ridge and fascia board lines straight and level
• Sides of house appear straight, not bowed or sagging
• Window and door frames appear square (especially bowed windows)
• Visible foundation in good condition – appears straight, plumb, with no significant cracking to any areas
• Masonry brickwork in good condition,no cracks evident
• lintels OK with no rust visible
• Exterior surfaces such as Windows, Doors and Wood Trim are ok with no rot
• No gaps between walls and window juctions
• No broken glass panes or damaged screens
• Flashing to windows OK

Roof

• No evidence of broken tiles or rust to metal decks
• No debris into gutters
• Valleys and flashings ok
• Roof line level with no dips
• Ridge capping ok
• Soffits and fascias not showing any signs of rot to timber.
• No plumbing penetrations through brickwork that have not been sealed
• No rust to Gutters, are they secured with no sagging or evidence of ponding.
• Insulation ok to internal roof joists, any sisalation to tiles

Interior Rooms

• Floors, walls and ceilings appear straight and plumb
• No stains on floors, walls or ceilings
• Flooring/tiling in good condition
• No cracks to walls or ceilings
• Windows and exterior doors operate easily and latch properly, no broken glass, no sashes painted shut, no decay; windows and doors have weather-stripping,
• Interior doors operate easily and latch properly, no damage or decay, locks working as intended
• Paint, wall covering, and wall panels in good condition with no termite or borer damage
• Light switches operating as intended
• Heating and cooling units working
• Exhaust fans in good working order
• Stoves and cook tops working as intended
• Dishwasher working ok, draining ok
• No leaks below cabinets in bathrooms,laundry,kitchen
• No water hammer with adequate water pressure
• Cabinets in good working order
• Sinks bathtubs and showers drain as intended
• No sign of rusting to metal laundry cabinets
• Toilets operation ok,no blockages noted
• Toilet secured as required and caulked
• All caulking to tile junctions ok with no voids
• Garage door opening and closing as intended, evidence of motor
• Evidence of moisture internally or in roof space and sub floor
• Foundations ok
• Stumps in sub floor ok ,no rot at base
• Bearers and floor joists ok no termite damage
• Soil not damp, no debris to sub floor
• Roof space
• Rafter and ceiling joist ok ,no defects noted
• No termite damage to any structural timbers

Not many people realize that there is no requirement for building inspectors doing pre purchase building inspections in Melbourne to be registered with the VBA so its very important that you check you your building inspectors credentials before hiring him, read his reviews as this always give you a good indication of the workmanship of the practitioner.

There are many people who call themselves consultants as well and they have the knowledge to conduct pre purchase inspections as they were Registered but have decided to no longer work as builders as they may be semi retired or don’t want the constant rigours involved with building-there are many great building consultants that are no longer registered with the VBA

House Inspections are Registered Building Practitioners servicing all Melbourne suburbs ,for more information ring George on 0450 653 867