Buying a Home?

Our Pre-Purchase Inspection Guide

This guide will explain the process of a pre purchase building inspection, how to go about getting one done, and why it is important to get proper building inspections and pest inspections completed if you are considering making a purchase.

Pre-purchase building inspection and pest inspection overview.

A pre-purchase inspection is a report completed by an objective and qualified building inspector which details the findings of a full visual inspection of the condition of your prospective home. A pre-purchase inspection will allow you to be informed about major problems and issues that may be present within a property before you sign a contract of sale.

What does a pre-purchase building inspection examine?

A professional building inspector is specifically trained to detect problems and report on defects that may be hidden to the untrained eye. Your inspector will check for various defects in both the interior and exterior of a house.

Some common issues identified by an inspector during a standard building inspection are:

1. Cracks in brickwork
2. Rising damp
3. Sub-floor ventilation issues
4. Concrete cancer
5. Structural damage or degradation
6. Electrical issues
7. Roof damage
8. Ventilation Issues
9. And a range of other issues ..
   
   
   read more about Common Inspection Issues
   
   
   

Why do you need a Pre-Purchase Inspection?

Hidden Flaws
Many homes can look fantastic from the outside and have faults within that can only be spotted by a trained eye. Both building and pest inspectors can save you the trouble of uncovering costly problems later down the road.

Fault Costs
You needn't be liable for faults in the property that existed before you moved in. Getting a pre purchase building inspection can give a prospective buyer tools to negotiate with the seller or even have repairs made before before a contract is signed.

Investment due diligence
Buying a home is a significant financial investment. Getting a pre-purchase building inspection completed ensures that you have an adequate amount of information before you make a final investment decision.

Objective Assessment
You should always know exactly what you're getting into when buying a home. An objective building inspection report will give you a clear picture of the condition of a home before one enters into an agreement.

How much does a building inspection cost?

Overall costs for a typical pre-purchase building inspection can vary based upon the property's size, location, and available facilities included in the site.

Generally speaking, the pre-purchase building inspection cost will be approximately between $300 and $500 depending on the factors listed above.

Large properties with features like swimming pools will, of course, will affect the cost of a building inspection, as will a property for which the inspector will have to travel great distances to make the inspection. Pest inspections are often offered in conjunction with building inspections. Companies usually offer a package discount in this case when a building inspection and a pest inspection are combined which can result in a lower overall cost for your building inspection. Be sure to include the cost of a building inspection into your budget.

Different types of pre purchase inspections

When do you need to do a pre-purchase home inspection?

These are some common time periods in which you should consider having a pre-purchase building inspection completed

1. During The Cool-down Period: Some states' consumer laws include protective cool-down periods after the vendor and buyer have entered into a contract for a property purchase. This allows a buyer to purchase a property quickly and have an inspection carried out after the sale has been finalised. During the cool-down period the buyer has the option to withdraw from the contract of sale if the inspection report exposes significant flaws in the purchased home.
   
   
2. Before the contract of sale is signed: In areas where a cool-down period is not provided by law, a pre-purchase property inspection should be undertaken prior to the signing of the contract of sale.
   
   
3. Before buying at auction: If you are buying a property at auction, the home inspection report should be obtained before the auction takes place.

Your building or pest inspection report

Should contain a General Overview
This overview will be based upon the inspector's walkthrough of the property, and it should provide both a general summary of the condition of the building and a detailed list of any defects discovered during the inspection for either eventual or immediate repair recommendations.

Your inspector might also recommend that further investigations are carried out by a specialist, i.e., a pest inspector, a structural engineer, etc. and will often have some reliable industry contacts on hand.


Should be Independent. Professional. Objective.
A third-party building or pest inspection melbourne is essential to make a reasoned decision about the property in question. Independence from either party (buyer or vendor) ensures that no bias will be present in the report for either party directly involved in the potential sale. The inspection report should be clearly written, dated, and be a thorough analysis of the property in question.

How long does a building inspection take to complete?

On average, a professional property inspection of a new or existing home takes two to three hours, with some time afterwards to be able to properly compile the report.

The inspectors usually need two to three working days notice before the inspection can be carried out. In the case that you live in an area where cool-down periods do apply, make sure that your timing of the inspection is within an acceptable time frame. If the time frame is untenable for an inspector to come in and get you an adequate report before the cool-down period has expired, release yourself from the contract.

Setting up the appointment for your building or timber pest inspection melbourne

Time is of the essence
Your inspector must be able to produce a report in time for you to make a measured and educated decision about buying the house.

Special Requirements
If, for instance, you want to be present during the inspection, you should notify the inspector so that they can coordinate schedules with you.

^ back to top

Common Inspection Issues

Rising damp

The movement of moisture up through the brickwork or masonry by capillary action is known as rising damp. Common causes are likely to be, poor sub-surface drainage systems such as leaking or dilapidated storm water pipes, leaking sewer pipes and natural seepage issues or the existence of sub-surface water tables.. > read more

Cracks in brickwork

Your building inspection may report on cracking to brickwork. Minor cracking is common and generally will require cosmetic or basic repairs only. Finding cracks in your brickwork does not necessarily mean that your house is going to fall over. The first thing to understand is that all buildings move due to expansion and contraction as well as wind loads and other forces that occur naturally to the building.. > read more

Sub -floor ventilation

Apart from obvious functions such as allowing the fitting and run of plumbing pipes, wastes and electrical wiring the sub-floor also allows the building to breath. Apart from obvious functions such as allowing the fitting and run of plumbing pipes, wastes and electrical wiring the sub-floor also allows the building to breath. Trained inspectors will uncover any issues with sub floor ventlilation and detail this in your report.. > read more

Concrete cancer

Concrete cancer occurs when the concealed steel reinforcement inside the concrete structure is affected by moisture leading to the rust and eventual corrosion of the steel.
If spalling is evidenced or concrete cancer suspected at a building inspection and recommendations for further assessment by a specialist recommends further assessment, you should act on this advice as matter of urgency.. > read more

Surface grading issues and drainage problems

If the surfaces surrounding a property have suffered degradation water drainage can be affected and this can cause damage to the property. Improper drainage leaves telltale signs that will be apparent to a building inspector.

Electrical issues

Homespect building inspections melbourne will report on unsafe light fixtures, suspect wiring and other electrical issues which can be potentially quite dangerous to the occupants of a home.

Roof damage

Damage to the roof of a property such as old or damaged tiles and drainage issues can be a common issue.

Structural concerns

Your inspector will report on the structural condition of a property including foundation walls, door headers, window framing, floor joists and other structural issues.

Plumbing

Incorrectly fitted piping, waste line issues and old or degraded piping or fixtures are common plumbing issues affecting a property.

General condition of the property

Your report should include a general overview of the property and include the general conditions of a property including crumbling brickwork, broken fixtures, damage to painted surfaces, damaged appliances and a range of other general issues.

Issues with the exterior of a property

The exterior of a property will include doors, windows, exterior wall surfaces, guttering. These sort of issues will not usually pose any structural risks to a property, however issues such as poor weather sealing and general degradation of the exterior will be covered in a standard building inspection.


< go back^ back to top

Rising Damp

Whenever rising damp is seen or suspected in a building inspection, it is vital to have the condition correctly treated, as failure to do so can cause a great deal of damage to a building. Covering up the problem by painting or applying a render in the hope that the problem will go away will not work. The only solution is to prevent the damp from rising up the wall in the first place.

What is rising damp?

The movement of moisture up through the brickwork or masonry by capillary action is known as rising damp. It is commonly identified by what is termed a ‘tide mark a darkened area of the base brickwork usually about a meter in height similar to a water tide mark as the term suggests.

Other identifying features are, erosion of mortar, fretting of the brick face and flaking plaster around the base of internal rendered walls. Due the long periods of drought in Melbourne it would be unusual for a building inspection to find a building with rising damp. However, past rising damp may have occurred and left what is known as ‘salt damp’.

Masonry building materials such as clay bricks and poured concrete are very porous and susceptible to moisture. Homespect building inspections melbourne will report comprehensively on these problems. The dampness is caused by the vertical movement of moisture from the founding soils up through the masonry structure by what is known as ‘capillary action’. The moisture contains soluble salts that permeate the masonry materials. The salts cause a chemical reaction causing the bricks and/or mortar to deteriorate, and in some cases the mortar completely disappears causing areas of the brickwork to collapse.

What causes rising damp or salt samp?

The causes of rising damp can vary, however the most common causes are likely to be, poor sub-surface drainage systems such as leaking or dilapidated storm water pipes, leaking sewer pipes and natural seepage issues or the existence of sub-surface water tables. All brickwork should have what is called a ‘Damp Proof Course’ fitted at the base of the wall just below floor level. In older homes however, the material used was a powdered additive mixed into the mortar mix, usually colored black. These typically deteriorate and fail, allowing moisture to creep up the wall past floor level. Current practice is the use of a plastic membrane fitted at time of construction.

What should you do about rising damp or salt damp?

A building inspection may be able to identify the existence or past existence of rising damp but you should have a specialist assess the building to determine the exact cause and appropriate rectification procedures. In some circumstances you may need to have a geo-technical engineer carry out soil inspections to determine the soil make up and drainage patterns.

< go back^ back to top

Cracks in Brickwork

Your building inspection may report on cracking to brickwork. It is important to know that minor cracking is common and generally will require cosmetic or basic repairs only. Finding cracks in your brickwork does not necessarily mean that your house is going to fall over. The first thing to understand is that all buildings move due to expansion and contraction as well as wind loads and other forces that occur naturally to the building.

Older buildings may not have been constructed with expansion or construction joints which are now mandatory for most masonry construction. These joints allow for more predicable movement in the building, therefore reducing the occurrence of cracking. It is not necessarily a cure all component.

Most people do not realise that the most important element of the total building structure is what it is sitting on, the foundations. One can conduct a soil report melbourne to get an idea of the condition of the soil.  Many misinterpret the foundations as the base structure, like, the base brickwork, slab or stumps; these are what are known as footings. The foundation is the soil that the building sits on. You should have a soil report melbourne done to get an picture of the state of the foundation soil. 

Soil conditions can be problematic

Before any building is built these days, two very important issues are dealt with prior to any commencement of construction, they are a soil report and the engineer’s computations for the design of the foundational structures, the footings or slab design. The soil report is crucial as this will inform the engineer as to the makeup of the sites soil.

There are a variety of soil classifications, but they basically boil down to a variation of ‘Non-Reactive’ and ‘Reactive’. Reactive soils will usually have high clay content where the clay reacts, expanding and contracting to differing moisture conditions. Depending on where the building is situated and the climate situation soils will react to cyclical periods of wet seasons and dry seasons. Drought conditions will invariably cause shrinkage of clays. It is common for home owners to notice sudden cracking in their homes during prolonged drought conditions. There are other factors to also consider if your building inspection has uncovered cracks.

Trees can be problematic

It is common for people to equate tree roots as the cause of cracking in brickwork where they mistakenly believe that the roots have uplifted the foundational structures. This can be true in some cases, however, it is more likely that the tree roots have caused cracking because they extract large amounts of moisture from the founding soils thus upsetting the equilibrium of the soil. Trees can extract up to 300 litres of moisture a day. Many houses have large or even smaller trees planted far too close to the building.

Steel lintels can be problematic

Steel lintels and steel arch bars that support brickwork can often rust and corrode. Once corrosion has occurred the steel can expand significantly and cause uplifting of overhead brickwork. Replacement of affected lintels is usually required. If your building inspection has identified cracks in brickwork and whether they are minor or significant cracks, the most prudent thing to do is engage the services of a Geo-Technical Engineer and/or Structural Engineer. The engineer will take into account a variety of considerations most important being a soil report.

< go back^ back to top

Sub-floor ventilation

If your building inspection has suggested that the sub-floor ventilation appears inadequate or sub-standard then it is important that you address this issue with a degree of urgency.

The space under the flooring of your home is an integral component of the buildings overall function, particularly where timber flooring is present. It is an area that is often considered unimportant by home owners and often used as a mere storage facility; however, the area under your home is vital.  

The sub-floor area has many functions

If your building inspection has suggested that the sub-floor ventilation appears inadequate or sub-standard then it is important that you address this issue with a degree of urgency.

The space under the flooring of your home is an integral component of the buildings overall function, particularly where timber flooring is present. It is an area that is often considered unimportant by home owners and often used as a mere storage facility; however, the area under your home is vital.

The sub-floor area has many functions.
Apart from obvious functions such as allowing the fitting and run of plumbing pipes, wastes and electrical wiring the sub-floor also allows the building to breath.

Homespect provides quality pre purchase property inspections melbourne.
Where timber flooring is present, the space below the flooring must have adequate cross flow ventilation. If the void areas are too small, blocked or has insufficient perimeter ventilation grills then damage can occur as a result of condensation and humidity. Mold and fungi can develop that can be harmful to your health.

The soil beneath your building contain moisture and the air below the floor absorbs this moisture raising the humidity. Any timber work such as joists, bearers and flooring will also absorb this moisture often resulting in wood decay, mould and deformation to the framing members.

It is common for floor areas to convex upward as a result of increased moisture content where the joists separate from the bearers causing the floor to have bounce.

Installation of sub-floor vents

Perimeter vents and their positioning allow for cross flow ventilation from the front to back and from side to side. Cross flow ventilation decreases and nullifies the occurrence of humidity and condensation. As a general rule perimeter vents should start approximately 600mm in from the corner of the wall and be fitted at about every 1200mm therein. They are usually placed just below floor level.

There are a variety of different types of vents available depending on the age and type of building. The type of vent in most cases is not that important, however, they must be able to allow sufficient flow of air. It is important to ensure that the vents are not blocked, either externally by garden beds, excessive vegetation, or internally by the storage of items or other materials.

If your building inspection report has identified a blockage then you should treat this issue with a degree of urgency.

Termite or timber pest infestation

Poor ventilation and resulting moisture, condensation and humidity issues are highly conducive to timber pest infestation. Termites are drawn to areas that have high moisture content. Termites are a destructive pest and all avenues to ensure correct sub-floor ventilation should be taken.

If your building inspection report identifies poor ventilation then it would be prudent to have a licensed timber pest inspector carry out a termite inspection. Have the inspector assess the whole your property.

< go back^ back to top

Concrete Cancer

Concrete cancer occurs when the concealed steel reinforcement inside the concrete structure is affected by moisture leading to the rust and eventual corrosion of the steel. When corrosion occurs the steel expands significantly applying pressure to the surrounding concrete causing displacement. This displacement is called spalling, a visual crumbling of the exterior of the concrete.   

Building inspections often uncover or identify concrete cancer. It is more commonly identified in older homes but can still be found in newer structures where poor workmanship or insufficient attention has been given to the use of protective membranes and treatments.

Concrete cancer should be taken seriously as the structural integrity of a building can be impaired making some buildings safety risks. If spalling is evidenced or concrete cancer suspected at a building inspection and recommendations for further assessment by a specialist recommends further assessment, you should act on this advice as matter of urgency.


Concrete cancer can lay dormant without any visual signs. It can be like a time bomb. Minor cracks in concrete structures may seem harmless but within the internals of the concrete, chemical reactions could be taking place, slowly but surely reducing the strength of the concrete structure.

Concrete cancer can be treated but will require specialist assessment. If your building inspection report has recommended further assessment then you should treat this seriously, even if they only seem minor.

Engage a qualified homespect building inspector melbourne today!.
< go back^ back to top