TYPES OF DEFECTS WE DETECT FOR YOU.
As per the Australian Standards for pre-purchase building inspections we must report on Major Defects and a general impression regarding the extent of minor defects. We also must inspect for any major defect that is an urgent and serious safety hazard. Mr. Inspector has supplied a list and examples below of the types of defects we look for and report on.
Your building inspections report will include Structural Defects, Major Defects, Minor Defects & Maintenance Issues and Major Defects that are an urgent and Serious Safety Hazard.
There are many defects that Mr Inspector searches for in a home inspection. There are over 1000 potential defects we could potentially list in your report, but one would hope that wasn’t the case.
Apart from listing defects and supplying photographs, the object of getting us to carry out your home inspection is to provide advice to you regarding the condition of the property and to form an opinion of the general condition of the property in comparison to a home that is of similar age and construction that has been well maintained over the period of its life.
After 11 years of experience in the house inspection industry we can guarantee you that every house will have defects. Houses like cars get old, some are poorly maintained and some are pretty good overall.
Mr Inspector doesn’t just send you a house inspection report listing all these defects for you to try and work out. I wouldn’t pay for that. We tell you what type of defects they are, where they are located and what’s required to fix them. All our house inspection reports are about 60 to 70 pages and include photographs of the defects with labels and arrows to help you out.
Best of all, Mr Inspector is available all hours of the night until you understand your building inspection report. We do this for your benefit and ours because we would rather you fully understand it on the same day when it is fresh in our mind rather that calling us the next day when we are under a house.
IMPORTANT: Mr Inspector wants you to totally understand the significance of the defects we find. A home can have major defects that are cheap to fix as well as minor defects that are expensive. By having an understanding of what is expensive to rectify, you know what you’re getting into, know what it is all going to cost to fix and then you can decide which way you want to go or alternatively how much you are willing to spend to buy the property.
AUSTRALIAN STANDARD FOR PRE PURCHASE HOUSE INSPECTIONS
In Australia, a Pre-Purchase Building Inspection should be carried out as per Australian Standards (Inspection of Buildings – Part 1: Pre-purchase Inspections – Residential Buildings (AS 4349.1 – 2007).
This Standard is quite a large and overwhelming document that provides Building Inspectors with the basic criteria for the inspection and the inspection report. It tells us what to inspect on and also what we shouldn’t include in our house inspections. In basic terms we inspect all visible areas within our area of expertise, telling you what type of defects are present, where the house inspection defects are located and what you need to do to rectify them.
Most Building Inspectors are insured in the event something may go wrong, some are not. If a building inspector did not satisfy the requirements of this Standard his/her insurance company would likely not support them in the event of a claim by a client.
Mr Inspector is fully insured and carries out his inspections in accordance with AS 4349.1 2007.
A Building and Termite Inspection in Melbourne can cost a bit of money if you keep losing at auction. Is the building inspection required or not or is it actually even worth it? We know it is as we see around 2000 homes a year and we see the problems.
We have all seen the home buyers attend the open for inspections and look around, test the doors and jump up and down on floors. Everything seems fine, but are you absolutely sure......
Mr Inspector carried out a building inspection in Frankston recently for a client who was initially undecided whether a building inspection was worth it or not. He believed the home looked in good order......Admittedly the home looked good to us from the outside as well.
A warning to the non converted
The photo above shows what we found. The entire roof frame had been damaged by fire in the past and in our opinion needed to be replaced. In this case the house was for sale and not auction. Our client bought the property and was astute enough o have a satisfactory building inspection
clause written into his offer. In this case the building inspection wasn't a waste of money - he got his moneys worth and made money but negotiating a better price for the home. We understand it was around $15,000.
One needs to remember that all houses have issues. In 15 years doing pre-purchase building inspections we probably find one perfect house per year and that includes new homes that we conduct hand over inspections on. A perfect old house is normally owned by a retired tradie who does nothing but walk around maintaining the home and the garden. When we come across one of the these we wish all homes were like it.
Don't be too Fussy
Home buyers should not expect the house they are buying to be perfect because it won't be. They need to expect that there will be maintenance issues that require repair or further monitoring. All old homes have them an they are no different from a car in that continual maintenance is required. In my opinion, a home buyer shouldn't get overly concerned about a bit of rot in a window frame, a cracked window pane, rusted gutters or the fence falling over. If you are going to worry about those issues and you are wanting to purchase an older home, you will never buy one.
You are somewhat crazy if you don't get a building inspection even if you have to fork out money for a few. We have had clients not do it because it costs too much over time and regretted it. There's some articles on my website about that. If you got a $20,000 car tested and it failed, would you not get the next one tested because you had to pay again? Its too much of a risk for around $500.00.
Mr Inspector, a qualified Building Inspector operating since 2004, conducts professional House Inspections Melbourne wide, assisting home buyers and owners.
The photograph above depicts one of the tools that is essential to completing a thorough house inspection on any home. Using moisture meters helps us identify leaks from roofs that are still leaking, leaks from shower recesses, laundry tap wares, excessive damp on floors due to excess damp under a home and also rising damp.
A common issue we come across is leaking bathrooms and this is normally caused by inadequate waterproofing of shower recesses and floors. There are now a number of updated building regulations that stipulate how a bathroom is to be waterproofed. For example, where you have an unenclosed shower which is common these days, the entire floor must be made water proof.
It is very difficult to ascertain if waterproofing has been correctly carried out when we do the house inspection as one would need to remove all the tiles. One sure sign that it hasn't been adequately waterproofed is the presence of excessive moisture readings on lower walls which sometimes, depending on how often the shower gets used, is not visible. The other sure sign is under the the shower if constructed with a suspended floor construction, e.g. stumps.
To conduct an accurate and thorough house inspection in Melbourne it is not only essential that your your building inspector is qualified (Diploma of Building Surveying) but just as essential is that your inspector must have the right equipment for the job. These inspections are visual inspections only and an inspector can not start pulling everything off someone's walls.
Must Have Equipment includes a monocular for seeing on upper roofs, moisture meter, Termatrac Radar meter for observing termites moving behind walls and a Thermal imaging camera.
Mr Inspector is one of a few qualified Building Inspector in Melbourne conducting pre-purchase house inspections and pest inspections for Melbourne Homebuyers and has been operating since 2004.
The photograph above was taken during a recent house inspection in Melbourne and shows decayed floor joists and bearers under a bathroom.
Water leaks from bathrooms is one of the largest complaints that the Victorian Building Authority receives. Leaks are normally due to old age issues or in newer homes it is due to inadequate waterproofing on wet areas like shower recesses and floors.
Today's requirements for unenclosed showers requires builders to waterproof the entire floor of the bathroom. Prior to the recent requirements, all the builder or tiler had to do was waterproof the shower base and not the flooring outside the bathroom.
Almost 50% of building inspections
Mr Inspector carries out reveals leaks from bathrooms. Continual leaking not only rot the timbers beneath but also attracts termites - termites need moisture and wood and come from the ground to these favourable conditions.
The sub floor of older homes must be inspected to ascertain if leaking and leak damage is present. The costs to rip up a shower and floor tiles and then replace it all can range from $10,000 to $30,000 in rectification works.
For any queries, please feel free to contact Mr Inspector to discuss.
Test before you buy - Mr Inspector recently conducted a house inspection in Melbourne and came across an engaged pier that had detached from the main wall.
An inspection of the sub floor is essential during any building inspection
as this is where many defects can surface that no one actually sees. The photo shoes the defect and this is considered a structural issue and floor loads (bearers/joists) and wall frames all load onto the area of the permitter wall. Roof loads sit on the walls and thus if this got worse or other piers detached the expense to repair would be substantial.
Fortunately this did not cause to much grief as the span between the other piers was small. A brick layer would be required to re-attach the pier at a small cost.
If you are looking at buying a home, it is important to have someone qualified, knowledgable and experienced to assess before you purchase.
Mr Inspector is a qualified building inspector service and has been conducting pre-purchase building inspections Melbourne wide since 2004. We aim to assist home buyers and home owners to identify and rectify major defects, structural defects and safety hazards.
The photograph above was taken during a recent house inspection in Melbourne and shows a gap between balustrade on an upper balcony of a recently built home. The photograph shows that the gap between two balustrade posts is 140 mm. which is defective and a safety hazard.
Gaps between balustrades, posts and the like can not exceed 125 mm. This is considered the average size of an infants head and thus we don't want children crawling through these gaps and falling.
This regulation applies to any landing, stairs, balcony and the like that is 1 meter from the ground. This includes internal areas as well.
The above finding is a safety hazard and must be rectified by the builder to avoid potential injury or death.
The importance of engaging a qualified and knowledgeable building inspector is paramount before you buy a home, as indicated above. Unfortunately not all builders know about every single building requirement and these defects can go unnoticed until it is too late.
If you have any questions about house inspections around Melbourne do not hesitate to call and I will be able to assist.
Mr Inspector is a qualified Building Inspector in Melbourne having completed a Diploma in Building Surveying and been operating since 2004.
The above photograph was taken at a building inspection
in Sandringham and shows poor workmanship regarding a plumbing penetration. This has the potential to cause further brick cracking up the wall unless adequately sealed and grouted.
Having your potential home inspected thoroughly before you buy will place you in a position where you can negotiate and also ascertain all the potential costs of any rectification works required. This defect is a relatively cheap and easy fix.
Mr Inspector is a qualified Building Inspector in Melbourne having completed a Diploma in Building Surveying and been operating since 2004.
The above photograph depicts excess water ponding at the base of a stump footing which over time can cause extensive settlement in footings and foundations, movement cracking in external and internal walls and floor unevenness.
This excess water is technically considered a major structural defects as it has the potential to cause one, albeit it hasn't caused problems at the moment.
would need to be engaged to assess all pipes and drainage around the home to ascertain the cause.
Mr Inspector is a qualified building inspector operating around Melbourne and assisting home buyers make an informed decision before they purchase a home.
The above photo was taken during a recent building inspection in Gardenvale, Melbourne and depicts a table leg being used as a stump footing - at least they had it varnished.
This shows the importance of having an inspection carried out on a home before you purchase.
The original red gum stumps were decayed and easily wobbled. Re-stumping was required after obtaining a building permit to do so, but instead this owner had old table legs placed beside the decayed stumps.
The yellow color in the floor bearer is powder post borer damage.
Mr Inspector is a qualified building Inspector in Melbourne and conducts pre-purchase building and pest inspections. The above photograph depicts live termites found under a house inspection in Yarraville, Melbourne This was the third inspection we had done for our client and they were...
Mr Inspector, a qualified building inspector in Richmond recently conducted a house inspection in Richmond and the above photograph shows excess moisture readings on a lower wall. It is imperative that building inspectors assess moisture levels on lower walls behind bathrooms and showers during all inspections.
The use of moisture meters for a building inspection is not a requirement under the Australian Standards but Mr Inspector believes it is essential to check around wet areas for any leaks. This includes inspection of the walls adjoining bathrooms.
In regard to the above photograph, it was ascertained that a leak had developed through the shower tap spindles and all that was required was to have the tap penetrations siliconed up to prevent water ingress.
This defect would never have been detected if a moisture meter was not utilised on the lower walls in the adjoining bedroom and shows the importance of engaging an experienced building inspector who also has the right building inspection equipment and is willing to go outside the requirements of the Australian Standards.
If you have any questions please contact Mr Inspector and he will be able to assist with all you inspection needs.