Pre Purchase Home Inspections in Melbourne

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.

pre purchase home inspections in melbourne

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.

Building Disputes Melbourne


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.

building disputes melbourne

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.

To hire the best building dispute lawyers Sydney that can help avoid disputes, get in touch with Pobi Lawyers. Their firm has top-class lawyers that specialize in building disputes and strata by-laws


Why are Building Inspections Important

why are building inspections important

Building inspections come into play when you want to buy or sell a property anywhere in Australia. According to reports, 70% of home buyers intend to inspect a property before buying it, but only 30% end up conducting a pre-purchase inspection. Although not compulsory, building inspections are important and beneficial not only to the buyer but to the seller as well.

Some areas of concern that are detailed  in an inspection report are safety, deterioration and damage to the property and equipment, as well as anticipated problems such as issues to the foundations,stumps and is the property structurally sound.

How a building inspection benefits a seller

  1. A building inspection is a sign of honesty and transparency. When you are open and forthright with potential buyers about any problems with the property, they will see you as a trustworthy seller.
  2. An inspection report that is written out by a reliable inspector will include details of the actual situation. If you are keen on selling the property as quickly as possible, the report is self-explanatory and makes the whole process quicker.
  3. An inspection report will make it easier to estimate the value of the property. Carrying out an inspection in advance will help avoid last-minute disruptions in the negotiation process.

How a building inspection benefits a buyer

  1. With a pre-purchase inspection report in place, you will be aware of any problems with the property before you buy it. You can then decide whether you want to invest in the property or not.
  2. If there are problems that need to be attended to, you will have to pay for repairs when you take over the property. With information on the current state of the building, you can negotiate on a lower price for the property.
  3. When you are aware of problems with the property, you can get expert advice in advance on how serious the problems are and how they will affect the property over time. You can then make an informed decision on whether the property is worth investing in or not.
  4. A building inspection in Melbourne report will include photos of all defects where they exist and the approx cost to rectify ,you need a pre purchase building or auction inspection before you buy as the property may have substantial defects costing you thousands to rectify.after signing the contract of sale its too late
  5. Ring George for any queries


roof inspections melbourne


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.

cracked roof tiles


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.

Melbourne roof defects


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.

cracked roof ridge capping


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?

would you know if your roof was bowed??

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.

Residential Pre Purchase Building Inspection Melbourne

Residential Pre Purchase Building Inspection Melbourne
residential pre purchase building inspection

Building inspection will detect building defects

Residential Pre Purchase Building Inspection Melbourne Report will detail all defects major and minor giving you peace of mind that the property you are to buy is defects free of structural wall defects,water internal damage,no issues with drainage,all plumbing is serviceable

The biggest areas of concern for home owners is the sub floor as these areas are prone to fungal decay under wet areas like bathrooms and laundries and are the hardest areas of inspection.

How many time have we found termite damage to floor joists and to bearers cut by plumbers when installing there waste pipes and rot to timber stumps that are structurally unsound.

Inspecting properties that are constructed on concrete slabs are a lot easier than house inspections of houses with a sub floor that the inspector is required to crawl under and if he’s not diligent he could miss areas of termite infestations to structural timbers that could be considered to be structural.

The Roof space and the roof are other areas of concern and are also difficult to inspect due to limited space between floor joists and rafters ,step the wrong way and you will fall through the roof,it has happened.

Do you know the condition of your future Melbourne home or investment property before the expiration of your contract cooling-off period or prior to bidding at auction with a Pre-Purchase Building Inspection we adhere to the Victorian Building Authorities guidelines.

Our comprehensive pre purchase building inspections cover the following

  • Interior and exterior of the building
  • Floors (tiling / timber flooring)
  • Internal walls for structural issues
  • Paint / plastering
  • Ceilings
  • Drainage issues
  • Window and window frames
  • Doors, door frames
  • All Kitchen appliances
  • Stairs, balustrades and handrails
  • All Wet areas (bathrooms / powder rooms / WC’s / laundries etc.)
  • Basins, vanities and benchtops, cabinets, plumbing fixtures & fittings, toilet cisterns
  • Shower recess (frames / tiles & grout / floor trap drainage flanges
  • Baths (tubs / hobs / seal to wall, floor, and vanity junctions etc.)
  • Rising damp to all walls
  • Roof space framing structures (where accessible)
  • Sarking / sisalation
  • Party walls
  • Insulation and downlight clearances
  • Roof coverings (Colourbond sheeting / tiles etc.)
  • Skylights and vents
  • Flashings, valleys
  • Gutters
  • Downpipes
  • Eaves, fascia, barges
  • Balconies
  • Pergolas / verandas
  • Columns / support posts
  • External walls and cladding
  • Window and window frame exteriors / lintels
  • External doors
  • Hot water units
  • Subfloor ventilation
  • Patios / decking
  • Outbuildings (sheds, granny-flats, external WC / Laundry etc.)
  • Garages and carports
  • Site features within 20 metres of the dwelling inside site boundaries
  • Overhanging trees / vegetation )
  • Paths, driveways
  • Fences and retaining walls

The Purchase of your future home is often the largest investment that most people will make, so it is critical that you do everything in ensuring that your investment is free of defects.

A Pre-Purchase Building Inspection will inform you of the condition of your future home and will make you familiar of any potential defects that may exist, giving you an idea of potential repair and maintenance costs prior to committing to the building/property. This knowledge will result in you avoiding potentially expensive repair costs if a defect is found and in turn, giving you increased bargaining power when negotiating the purchase.

Ring George at house inspections for any free advice.

We will conduct a thorough Pre-Purchase building inspection of your prospective property and structures within the site boundaries (including fences) in accordance with “AS4349.1 – 2007 Inspection of buildings – pre purchase inspections”, and will provide you same-day via email a comprehensive written report detailing all of the major and minor defects complete with coloured photos.

 Our building inspector will also contact you by phone following the completion of the inspection discussing the findings and providing you with specific advice, or you or you may choose to be present during the inspection process.

Contact George now to organise your pre-purchase building inspection, we also conduct pre purchase building and pest (termites) inspections at a reduced fee.

Give us a call now on 0450 632 867


Benefits of a Building Inspection Melbourne

Benefits of Building Inspections in Melbourne


There are many benefits to conducting a Building Inspection Melbourne report as the building inspector will be able to identify any structural issues with your property or the presence of termites which have the potential to cost you thousands.

House -Inspections has the expertise to deliver a detailed inspection of your property for your peace of mind ,before purchasing conduct a building inspections Melbourne report.

We not only identify structural issues but we will conduct a detailed inspection of all areas internally and externally as well as the drainage, plumbing, sub floor, roof space and we will identify any issues with termites

Currently, in Victoria, there is no legislation as to who can perform a building inspection, so it’s important to make sure your inspector is registered with the VBA and has insurance (check out his details on the VBA website)

House -Inspections is one of Melbourne’s leading based property inspection firms providing low-cost building inspections in Melbourne

Whether you’re renting, buying or selling a home, it’s well worth getting a house inspection. A property inspection will let you know if anything in the home needs to be fixed or if there are issues, such as termites, dampness or other problems that could be quite costly to repair.

Initially, you may not want to spend the money on a building inspection, however, they can be extremely beneficial because they provide a strong insight into the condition of the property. Building Inspections Melbourne are VBA Registered Builders

Pre Purchase Building Inspections – Pre Auction Building Inspections and House Inspections are basically the same type of inspection and process is the same but Building Pest Inspections is a report that includes pest inspection report as well as a Building Report.

Building Pest Inspections are our most popular building inspection report that details the existence of termite nests and any termite damage to internal/external timbers and there location.

Thousands of people around the world have decided against building inspections in  Melbourne and then they’ve found that their property has issues that they didn’t allow for.

It’s important that you get your inspection done 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 to re negotiate the contract price

If you have your building inspected, you may be up for the cost of repairs, however, you will find yourself being able to ask for a property price reduction, or you could negotiate the terms of the sales agreement so that you do not have to pay for such repairs yourself.

When your building inspector has completed your building inspection report you will have a better knowledge of the true condition of the building.

This comprehensive report, will give the reasons why you should buy the building or to re negotiate the price.

You will be able to decide the most appropriate course of action to take, whether that’s to back out of buying the property, request that repairs be made by the owner or simply walk away .

What are the defects and problems a building inspector will look for? The building inspector will crawl under the floor, inside the roof and everywhere in between also investigating the site drainage, grounds and retaining walls to uncover any hidden defects.

Basically everything from the foundations to the roof all accessible areas of the property and site An example of Some of the problems building inspectors will be looking for include:

  • Damage to any sub floor piers/stumps
  • Drainage defects
  • Structural Defects
  • Retaining wall defects
  • Damage to Roof structure
  • Sign of termites
  • Fungal decay to any timbers

Pre Purchase Building Inspections are your best protection against pouring money into a home or investment property only to find out later that the property is riddled with defects.

Having a pre-purchase building and pest inspection done prior to buying can save you thousands in the end ,don’t take the risk.

House-Inspections are VBA Registered Building Practitioners with many years of experience giving you peace of mind that you are in good hands.

You can use this list to easy identify and inspect areas of property

Check off those items that are in good condition and make notes about those that are not. (Note that this list describes an ideal house, but in our experience no house is perfect – not even brand new ones!!)

This list below is only some of the items we inspect for a full list contact House-Inspections
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 junctions
No broken glass panes or damaged screens

Flashing to windows OK


  • 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 fascia’s 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

House-Inspections are VBA Registered Building Practitioners with many years of experience conducting Building Inspections throughout all Melbourne suburbs, press here for full list.

For more information contact George on 0450 632 867


Building Pre Purchase inspections in Frankston

Our professional building inspectors come to your building and carry out a thorough inspection. For your peace of mind, we provide a Building Inspection Services report for the house you are considering to purchase in Melbourne.


Give our professional staff a call today, and we will provide you with a fixed price no-obligation quote. Otherwise, you can complete a quick and easy online enquiry form to receive a quote. When you are ready to book your inspection, simply give us a call, or reply to our email.

We will then, on your behalf, arrange access to the Property with the Tenant or Vendor via the Agent and will email you the details once confirmed. We will notify you by phone if any issues arise when organising the inspection.

You will love our professional service and competitive price!
Contact House Inspections today to request a quote or give us a call on 0450 632 867, and our professional staff will provide you with a fixed price no-obligation quote right away.


We can generally undertake an inspection within 24 to 48 hours, however sometimes up to 3 days notice may be required. At the time of your call or email enquiry, we will advise our exact availability. It is recommended to confirm your appointment ASAP so that there is sufficient time to schedule with the agent or to allow notice for the Tenant or Vendor. If you are not yet ready to book an inspection, please let us know your request by email or call us, so that we can reserve a place for you in future.



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.


All our Pest Inspectors are trained, fully licensed professionals who are covered by insurance. Inspectors will conduct a thorough and careful Timber Pest Inspection using industry-standard state-of-the-art technology which includes a Thermal Imaging Camera and Moisture Meter, combined with using old school visual inspections and tap sounding techniques.


We can provide a Building & Pest Inspection package, conducted by our professional inspectors. Doing both inspections at the same time allows us to offer a very competitive discount while being highly convenient.


One of the most common building defects which can easily go undetected is cracks in brickwork. Our building inspectors are experts in detecting any cracks during pre-purchase building inspections. Where an inspector’s expertise is vital is in determining whether a crack is minor and part of an ageing house, or is instead a reason to be alarmed.

Factors which can affect the building inspector’s assessment of the cracking include:


  • Exposure to harsh environmental conditions (e.g. drought or flood)
  • Poor quality workmanship when the building was constructed
  • Signs of damage
  • Age of the building
  • The building’s geographic location
  • Different soil types
  • Other signs of building defects such as jamming doors and windows, uneven floors, the sub floor structures condition, and more.

Common types of Brickwork cracking include:

  • Vertical cracking
  • Horizontal cracking
  • Stepped cracking
  • Diagonal cracking
  • Cogged cracking

Using these factors alongside measuring the cracks in the bricks make it possible to determine a rating of the severity of the cracking, and accurately attribute the cause of the cracking in most cases.

Frequent causes of brickwork cracking are:

Our building inspectors provide a severity assessment which considers the location, number, length, and width of the cracks to identify if cosmetic, minor, or remedial work is needed or if it is more serious, and a structural engineering solution would be needed to determine an appropriate course of action to prevent further cracking, and offer a permanent fix.

A building inspection which focuses on cracks in brickwork will help to put your mind at ease and stop you stressing. A qualified building inspector will carry out a thorough inspection and provide you with a written and insured report which details the type of cracking found, the cause of the cracks, and also some recommendations about how to repair the cracking.

If you have concerns about internal or external cracking in your building you can contact House Inspections on 0450 632 867 to arrange an inspection and a no obligations fixed price quote





pre purchase building inspections lilydale & croydon


Buying a property is one of the most significant decisions you will make in your life, and is not one to take lightly.

There is a long and complicated process that goes into buying a new property. Firstly you need to obtain finance and work out your budget, then the search begins.

Once you have a shortlist of properties, its time to attend inspections/open homes. After finding the perfect property, it’s strongly recommended to get a house inspection.

A building inspection report lets you know of any faults with the property before signing a contract and is essential as it allows you to withdraw from the deal if there are significant faults found

This can potentially save you a lot of money if structural defects are found.

If a significant issue was discovered and you chose not to proceed with the sale, you would be legally liable for the deposit, any legal fees and the finance approval fees if you did not have a clause in your building contract, SUBJECT TO BUILDING PEST INSPECTION.

A Building inspection report often seems like an unnecessary cost, and one that can be avoided. However, with the significant amount being spent, sometimes in the millions, its one of the best investments you can make

Getting an independent building inspections Melbourne report conducted allows you to avoid the risk of the vendor omitting known defects, trying to ask for the highest price.

It’s similar to when buying a used car, a lot of sellers don’t disclose faults. However, a home inspection lets you know exactly what you are getting ahead of time, and ensures no nasty surprises will surface later on.

Are Sub Floor Inspections Necessary

This type of inspection is often overlooked due to accessibility and access problems but it is an important part of the building inspection as there may be moisture or structural defects and presence of termite damage.

A sub floor inspections report is crucial as it will identify the existence of water damage to sub floor timbers that may cost thousands to repair.

An easy way to determine if the sub floor condition is below standard is to see if the floorboards are squeaky. If so, the most obvious reason is that the joists under the floor are uneven or are not sitting on the stumps.

This was a problem with a house we inspected in Lilydale recently .

The client had bought the property 12 months ago and could not understand why the floor boards were “bouncy”

What we discovered was that the bearers were not sitting on the stumps therefore creating bounce to floor also the timber stumps required replacing due to rot.

The rectification cost was $15,599 money that he had to borrow ,if only he had got a building inspection he would have saved himself a lot of money.

If you buy a house you require a Building Inspection Report.

Are Roof Inspections Required?

Leaking buildings could have been avoided by conducting roof inspections. Over the last 20 years, people have now come to realize the importance of having a property inspected before submitting an offer, and roof inspections are regularly carried out to detect any structural issues or defects with water.

A roof inspection will identify any potential problems before purchasing the property such as termites and damage to rafters or ceiling joists.

If termites are found they can quickly spread through the timber like a plague and eventually make the entire house uninhabitable if they are left untreated.

If other roof problems are detected, then this can lead to a lot of damage if left unrepaired. Most importantly there is the risk of water damage, which not only will cause moisture issues, dampness and mould, it can lead to furniture being damaged as well as health problems.

If any issues are found the building inspection report will allow you to negotiate the terms of sale, or extending the settlement date allowing for any repairs to be made or to cancel proceeding with the sale completely.

Ring George on 0450 632 867 for any advice


Is a Pre-Purchase Building Inspection Important

Have Your Home Inspected Before You Buy


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.

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.

When you’re purchasing a home in Melbourne, or anywhere else for that matter, it’s really important that you do your due diligence and get that done- before signing any agreement.

Buying a property is a lengthy process and can take months, because of the magnitude of the decision that you will be making.

The first step is to obtain your finance and work out your budget. Then you’ll need to start searching for a property, and once you find properties you like, attend the open for inspections/open homes.


There are other steps in the property purchase process that you will need to take as well. One of these is getting a home inspection

A home inspection is essential because it lets you know the faults prior to signing any documentation.

A may be a cost that you don’t want to fork out for, but considering you’re spending hundreds of thousands of dollars, if not millions of dollars, it’s much better to spend a few hundred dollars getting the property checked over by an independent builder, so you know exactly what you’re getting.

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.

You will also avoid the risk of defects being omitted by the vendor if you get an independent home inspection conducted.

Let’s be honest, if you were selling a house or any other goods or service, would you let the potential buyer know the faults?

The chances are you wouldn’t because you’d want to sell the property. A home inspection will help you because you will know exactly what you are getting and there will not be any nasty surprises later on.


Property Inspections Melbourne

If you want to avoid unnecessary expenses then it’s absolutely imperative that you get your home checked for termites.

Did you know that termites can actually wreck entire rooms and you may need to spend several thousand dollars repairing or replacing entire rooms. Some people have reported their bills ranging from a few thousand dollars, right through to the tens of thousands of dollars in repairing damage caused by termites.

When you get a building and pest inspection, you’ll be able to reduce the risk of termites and pests spreading in your home and will be able to fumigate before they become a major issue.

The sooner pests are dealt with, the easier it will be to keep them under control, and you’ll be able to prevent further infestations and save yourself hassle and increased costs.

If your home does have termites and they are left in your home, you could find yourself needing to spend a lot of money dealing with the issue.

There is the cost of removing the termites, and there is also the future cost. Homes can lose value if termites are found.

When you do sell your home, it could cost you at least $50,000 in the resale value. Potentially, people may lose all interest in buying your home, which means you’re stuck with a home that you can’t sell, and that will end up costing you money.

This said, with property prices the way they are in Melbourne, the impact may be mitigated.

A building and pest inspection can help you when buying a property for the very reason above. On the flipside, you’ll have bargaining power and will be able to renegotiate the price of the property down, assuming that you still wish to purchase it.

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.

Pre Purchase Building  Inspections Melbourne

Buying a property can be very expensive. There are legal costs, the real estate costs and the time spent looking for a new property.

There are also pre purchase inspection costs. They may not be an expense you want to pay, however, it is cheaper in the long run to spend the money than risk buying a property that you haven’t inspected.

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.

You can either decide to proceed with making an offer on the property or you can back out of it prior to making an offer.

If you decide to proceed with the former, then you will have negotiating power if you find that there are undisclosed issues.

Let’s say repairs will cost $5,000, you could negotiate the exact amount off your offer, or you could negotiate more off the purchase price because of the time involved and any potential inconvenience or associated costs such as temporary accommodation.

You will also be able to budget for any repairs, which is essential if you’re going to require finance for such repairs.

Getting repairs done will also allow you to negotiate the terms, such as when you settle or move into the property, and when you exit your existing property. This is essential if the repairs will take several months to complete.

The most common faults that are found tend to be structural or related to electrical wiring, however you will also be able to identify any plumbing issues that there may be present and start getting quotes prior to making an offer (subject to the vendor or real estate agent’s consent) and that will give you a great indication of how long the repairs will take.

If you’re selling your current property you’ll be able to make decisions based upon this, which will reduce the possibility that you will need to seek temporary accommodation while the repairs are being completed, which will save you money in then. long run

For any queries ring George on 0450 632 867


Pre Auction Building Inspections


Building Defects Melbourne within a building can be the result of workmanship by the builder of can be contributed to subsidence or heave especially if there are cracks involved to external and internal walls .

A defect in a older building can be contributed to the lack of maintenance by the home owner over a period of time,building just like cars require to be maintained as they do deteriorate over the years.

Always contact a professional Building inspector or consultant before purchasing your new property as new homes have defects as well





Definition of Building Defects

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 now 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

• 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.