When you’re considering buying a property, it’s easy to concentrate on what you can see during an open inspection—the kitchen, bathrooms, flooring, paintwork and general presentation.
A professional building inspector looks at the property very differently.
The purpose of a pre-purchase building inspection is to assess the accessible areas of the property for visible defects and conditions that may require maintenance, repair or further investigation.
A house can present extremely well while still having problems in the roof space, underneath the floors, around wet areas or externally.
So, what does a building inspector actually look for?
The Inspector Looks Beyond the Presentation
A freshly painted house with renovated bathrooms and attractive flooring can create an excellent first impression.
However, presentation and building condition are two different things.
An experienced building inspector is looking beyond the cosmetic appearance of the property. Cracking, movement, moisture, timber deterioration, poor drainage, defective roofing and problems underneath the house may have far greater significance than a few scratches or marks on a wall.
The inspector’s job isn’t to decide whether you should buy the property.
It is to provide information about its condition so you can make your own informed decision.
External Areas of the Property
The external inspection can reveal a great deal about how a property has been constructed and maintained.
Depending on accessibility, an inspector may examine external walls, brickwork, cladding, windows, doors, eaves, fascia, gutters, downpipes, decks, balconies, paving and other visible building elements.
Particular attention may be given to cracking, deterioration, moisture staining, timber decay, defective finishes and evidence of movement.
Drainage around the building is also important.
Poorly directed stormwater, high soil levels, garden beds against walls and paving that directs water towards the building can contribute to moisture problems and may create conditions requiring further attention.
Roof Inspection
The roof is one of the property’s most important protective elements, but it is also an area many purchasers cannot properly inspect themselves.
Depending on the type of roof and safe accessibility, an inspection may identify damaged or deteriorated roof coverings, defective flashings, deteriorated ridge or hip pointing, corrosion, guttering defects and other visible issues.
For suitable properties, we also use a drone to assist with the inspection of roof areas that cannot otherwise be safely viewed, particularly on double-storey homes.
Drone inspection can provide valuable visual information, but its use depends on factors including weather conditions, wind, rain, surrounding obstacles and aviation restrictions.
Inside the Roof Space
Where there is safe and reasonable access, the roof space can be one of the most informative areas of an inspection.
An inspector may examine accessible roof framing and look for visible deterioration, damage, alterations or other defects.
The roof space may also provide evidence of water entry that isn’t obvious from inside the rooms below.
However, roof spaces frequently contain insulation, ductwork, electrical wiring, low-clearance areas and other obstructions. These can restrict how much of the roof structure can be safely inspected.
A pre-purchase inspection is therefore an inspection of accessible areas. It should never be assumed that every component concealed by insulation, ceilings or other materials has been viewed.
Subfloor Inspection
For houses constructed on stumps or piers, the subfloor can be particularly important.
A house may look perfectly normal from inside while significant deterioration exists underneath.
Where safe and accessible, an inspector may look at stumps, bearers, floor joists and other visible structural components.
Common problems can include deteriorated timber stumps, moisture, inadequate ventilation, timber decay, defective supports and poor bearing between structural components.
We also look for conditions that may contribute to future deterioration.
Low clearance, ductwork, plumbing, insulation, stored materials and other obstructions can sometimes prevent sections of the subfloor from being accessed.
These restrictions are important because defects can exist in areas that cannot reasonably be inspected.
Internal Rooms
The internal inspection generally includes accessible rooms throughout the property.
Walls, ceilings, floors, doors and windows are visually examined for signs of defects and deterioration.
An inspector may identify cracking, ceiling movement, uneven flooring, binding doors or windows, deteriorated finishes, moisture staining and other conditions that warrant attention.
Not every crack means there is a serious structural problem.
Buildings naturally move over time, and minor cracking is common. The location, pattern and extent of cracking, together with other observations throughout the property, help determine whether further investigation may be warranted.
Bathrooms, Showers and Other Wet Areas
Bathrooms and other wet areas deserve particular attention because water can cause substantial deterioration if waterproofing, sealants, plumbing or drainage systems are defective.
During an inspection, we look for visible signs of moisture-related problems including deteriorated grout or sealants, staining, swelling, damaged finishes and other evidence suggesting water may be affecting surrounding materials.
Where appropriate, moisture meters and thermal imaging equipment may assist the inspection.
These tools don’t allow an inspector to see through walls. Instead, they provide additional information that can help identify areas warranting closer investigation.
Moisture Testing and Thermal Imaging
Modern inspection equipment can be extremely useful when combined with building experience.
We use moisture meters where appropriate to help assess areas where excessive moisture is suspected.
Thermal imaging can also help identify temperature differences that may warrant further investigation.
However, neither technology should be regarded as a magic device that can detect every concealed defect.
The equipment assists the inspector. The experience required to interpret the information remains extremely important.
Balconies, Decks and External Timber
Balconies and decks are exposed to Melbourne’s changing weather conditions and can deteriorate over time.
Where accessible, visible components may be examined for deterioration, movement, moisture-related damage and other defects.
External timber elements are also examined where accessible because timber exposed to moisture or soil can deteriorate and may also create conditions conducive to timber pest activity.
What About Termites?
A combined building and timber pest inspection provides additional information about the property.
The timber pest component looks for visible evidence of timber pest activity or damage in accessible areas and conditions that may increase the risk of termite attack.
These conditions can include excessive moisture, poor ventilation, timber-to-soil contact, leaking areas and other conducive conditions.
It is important to understand that termites can operate in concealed areas.
No visual inspection can guarantee that termites or termite damage do not exist behind walls, beneath fixed floor coverings, inside concealed cavities or in other inaccessible areas.
Where conditions or observations warrant it, further investigation may be recommended.
What Doesn’t a Building Inspector Check?
Understanding the limitations of a building inspection is just as important as understanding what is inspected.
A standard pre-purchase building inspection is primarily a visual inspection of accessible areas.
It is not a destructive or invasive investigation unless separately arranged.
Fixed wall linings aren’t removed, floors aren’t pulled up and walls aren’t opened simply to determine what may be concealed behind them.
We also do not undertake specialist testing of electrical, gas or plumbing installations as part of our standard building inspection.
Those systems should be assessed by appropriately registered or licensed professionals where specialist assessment is required.
Accessibility Matters
One of the most misunderstood aspects of a building inspection is access.
An inspector can only inspect areas that can be safely and reasonably accessed at the time.
Furniture, stored belongings, floor coverings, insulation, ductwork, vegetation, low subfloor clearance, restricted roof spaces and other physical conditions can conceal or prevent access to parts of a property.
Weather can also affect an inspection, particularly externally and on roof surfaces.
These limitations should be recorded in the inspection report because an inaccessible area cannot be assessed in the same way as an exposed and readily accessible area.
Why Building Experience Matters
Inspection equipment is valuable, but equipment alone doesn’t make someone a good building inspector.
The inspector needs to understand how a house has been constructed, how different building components interact and what can happen when those components fail or deteriorate.
Our inspections are undertaken with extensive experience in residential building and property inspections.
We are BPC Registered Building Practitioners and use equipment including moisture meters, thermal imaging and drone technology where appropriate to assist our inspections.
Does Every House Have Defects?
In our experience, it is unusual to inspect a property with absolutely nothing to report.
This doesn’t mean every house has serious problems.
Established homes normally have maintenance requirements, and even relatively new properties can contain defects.
What matters is understanding the nature of those defects.
A deteriorated sealant joint isn’t the same as significant subfloor deterioration. Minor cosmetic cracking isn’t necessarily the same as evidence of substantial building movement.
A good inspection report should help the purchaser understand these differences.
Before You Buy, Know What You’re Buying
A property may be beautifully presented and still contain defects that aren’t obvious during an open inspection.
A pre-purchase building and timber pest inspection provides an opportunity to have accessible areas professionally examined before you make one of life’s largest financial commitments.
The inspection cannot predict every future problem or uncover defects hidden inside inaccessible areas.
What it can do is provide considerably more information about the visible condition of the property than most purchasers can obtain from walking through an open house.
That information can help you ask the right questions, investigate significant concerns further where necessary and make a better-informed purchasing decision.
For advice or to arrange a pre-purchase building and pest inspection in Melbourne, contact George on 0450 632 867.
