Pre purchase building inspections and 4 things you need to know.

A pre purchase building inspection may seem like one of the more tedious aspects of buying a home, but trust me, you will be thankful. It’s surprising how many people don’t think about getting a pre-purchase building inspection or even contemplate commissioning one, for the sake of saving a few hundred dollars. Some people believe that forgoing a pre purchase house inspection will speed up the buying process, but as you’ll discover, an inspection is essential for the following reasons:
1. Pre purchase building inspections consider the structural elements of a house. Inspectors access the roof space and subfloor. They assess the level of workmanship of the frame and closely look at the condition of the timber. Inspections cover the exterior walls, looking for cracking in brickwork or fungal decay of weather boards. The roofs exterior is inspected, including guttering, downpipes and the site’s general drainage status and effectiveness.

2. Pre purchase house inspections include assessment of all interior elements also. Inspections include plaster walls, floors, doors and joinery. They list minor defects in tiling deficiencies and make suggestions of any required maintenance.

3. Pre purchase pest inspections predominantly look for termite activity, however timber pest inspectors also search for borer activity and any fungal decay or rotting timber. Inspections cover subfloor and roof space, and generally includes a site inspection searching for any areas around the house that are conducive to future timber pest activity. A timber pest inspection will always make recommendations for the removal of any of these conditions and suggest time frames for future inspections based on the risk of the property.

4. Generally a pre purchase building and pest inspection in Melbourne will clearly notify you of the structural condition of the house. It will identify any minor defects and should make recommendations as to who is required to fix the defect.

In summary pre purchase building inspections can help you avoid purchasing a building with major structural issues – saving you major financial and emotional heartache. The average cost of a combined pre purchase building and pest inspection is between $500 and $600 and is well worth the cost. Contact us at Melbourne House Check here or call us on 1300 729 352 for further information.

Other pre purchase inspection articles:

The positives of a pre purchase inspection

5 Frequently asked pre purchase inspection questions

Pre purchase house inspections – Don’t risk not getting one

Why is it important to have a pre purchase inspection before buying?

You can view our Google+ post on these points here.

Building inspections: a tale of two houses.

One of these two houses has major structural deficiencies. Can you tell which one? To not judge a book by its cover is something that is vitally important when conducting pre purchase house inspections. Houses for sale are often made up to present better than they usually do, or measures are taken to cover up decay and defects. Recently, at a building inspection in Melbourne, we inspected two neighbouring houses for the same client. Both houses were presented beautifully, except one of the houses had a major structural defect that was almost impossible to detect by the average person. A good pre purchase house inspection in Melbourne will uncover these structural problems. At Melbourne House Check we search for the truth about house health and the presence of termites. You can learn more about our combined building and pest inspections here. Call us on 1300 729 352 or send us an email here.

You can view our Google+ post on these houses here.

Pre purchase house inspections in Melbourne: the positives.

During pre purchase building inspections at Melbourne House Check I constantly arrive at houses for sale and think this. “What a beautiful house, it looks so well cared for.” Then, once I have accessed the roof space, the subfloor, considered the structural elements, the site drainage, looked for termite activity or conditions that are conducive to termites, I walk away hoping that my client doesn’t buy this house. And while I don’t quite say those words, I do highlight clearly the list of current defects, and any conditions that are conducive to future structural defects or pest activity. It’s often disappointing for people to find out that such a well presented house is covering up major problems.

However, the wonderful thing about having a pre purchase building inspection is that people can negotiate the sale of a house with much more confidence about what the defects are, and how much they will cost to rectify. They understand the degree of risk of the particular defect and have no surprise down the track when problems start to present themselves after settlement. Pre purchase house inspections and pests inspections are somewhat like an insurance policy that simply prevents a disaster occurring. Always make sure a condition of your sale is “subject to a building and pest inspection to the full satisfaction of the purchaser”.

Please feel free to speak with me regarding your house purchase. Reach me directly on 0449 553 545 or send me an email here.

Other pre purchase inspection articles:

Pre purchase inspections – 4 things you need to know

5 Frequently asked pre purchase inspection questions

Pre purchase house inspections – Don’t risk not getting one

Why is it important to have a pre purchase inspection before buying?


Building inspection in Melbourne averts disaster yet again

When we conducted a pre purchase building inspection at this Donvale house in Melbourne it was almost totally destroyed by termites, and it had taken just 5 months. The owners had no idea that the house was being total consumed when Melbourne House Check conducted a building inspection at the house for other reasons. To their surprise we found active termites in all areas of the house. After the shocking discovery that termites had eaten through most of the structural components of the house, came the even harder discovery that their insurance didn’t cover the damage of termites. It’s a bit like having your house built in a flood prone area and not being covered for flood damage. Actually, most people have no idea when we tell them that house insurance doesn’t cover termite attack. Anyway, luckily this family commissioned a termite management program immediately which is having affect right now. The damage will be assessed later. 12 Monthly pest inspections aren’t often enough. We are finding evidence of termite activity in about 1 in 8 of our building and pest inspections  in Melbourne. At Melbourne House Check we study termite attack in houses. Call us on 1300 729 352 or send us an email here.

House inspection in Melbourne discovers decaying mortar? – Here’s the reason.

At Melbourne House Check we often see decaying mortar in brick houses during house inspections in Melbourne. This powdery, decaying mortar is called fretting. Essentially, fretting is where the mortar between brickwork begins to ‘fret’ or fall away. There are a few theories on why fretting occurs, but the science of fretting mortar is all about the presences of salts, and basically, fretting is the erosion of mortar by the presence and subsequent evaporation of water, and the growing of salt crystals which corrode the mortar joint. As the brick dries, the salt is left behind and forms salt crystals, which grow in the voids within the bricks and mortar. As more salt is left behind by the evaporation of water, salt crystals grow larger and larger, and the strength of these growing salt crystals can often be stronger than the elements that hold the brick together and subsequently the mortar crumbles away. Fretting mortar is easy to spot during house inspections. Look at the cement joints, and if you see any crumbling or powdery mortar it’s a good indication that the brickwork is fretting. In its advanced stages the mortar will be almost completely missing, and at that point, the rows of bricks may begin to collapse onto the bricks below, similar to the attached photo. Fretting mortar can be hard to stop, so it’s crucial to identify were the salts are coming from in the first place. It may be from within the brick or mortar, or an outside source, like exposed weather or constant watering. In its advanced stages the only real way of rectifying mortar fretting is to re point the brickwork, which can often be an expensive procedure. So, if you are conducting your own pre purchase building inspections in Melbourne, and you come across fretting mortar, call us at Melbourne house Check for free advice on 1300 729 352, or send us an email here. You can view our Google+ post on decaying mortar also.

House inspection checklist – Melbourne House Check

Melbourne House Check has compiled a list of house inspection procedures that will help you when looking at houses in Melbourne. It’s called “32 Most Important House Inspection Procedures of a Veteran Builder” and it’s available FREE from our website. You can download a copy of the document here  At Melbourne House Check we say that there is no such thing as a perfect property, so it’s important to know the condition status of what you are buying. Inside this document you’ll discover:

  • How to avoid making potentially expensive mistakes when searching for a home.
  • A full procedural inspection checklist required for all building and pest inspections in Melbourne.
  • Inside secrets of how vendors may cover up problems and ways not to get caught out.

Get your copy of the checklist now here. You can have the checklist on your computer within 60 seconds. If you have any questions regarding house inspections please don’t hesitate to contact Brad for a no obligation discussion on 1300 729 352 or visit our page on pre purchase house inspections here.

You can view our Google+ post on this checklist also.

Pest inspections in Melbourne: conditions to look for.

At Melbourne House Check we are overly aware of conditions around house that are conducive to termite attack. When conducting pre purchase building and pest inspections in Melbourne we advise our clients of these conditions and make recommends for the removal and rectification in order to prevent the risk of future timber pest presence.

These conditions commonly include the following:
• Bridging or breaching of termite barriers and inspection zones. In a concrete slab building it is essential that the edge of the slab is permanently exposed. An inspection zone of at least 75mm should be maintained so that termites are forced into the open where they can be detected more readily.
• Untreated or non-durable timber in contact with the ground. For example railway sleepers used as garden bed barriers may encourage termite activity. It is important that timber used in a hazardous environment is of sufficient natural durability or is adequately preserved.
• Cellulose materials littered around and in the subfloor of the house may attract termite attack and should always be removed as soon as possible.
• Lack of subfloor ventilation is a restriction of natural air movement under a suspended timber floor. Good ventilation protects against the degradation of timber caused by fungal decay and insect attack.
• The presence of excessive moisture. Excessive moisture exists where timber or soil hold enough moisture to attract or support termite colony development or fungal growth.
Removing conditions around the house that are conducive to termite attack is essential. At Melbourne House Check we offer a professional pre purchase building and pest inspections in Melbourne for $520 including GST. We co-ordinate the inspection directly with the agent and deliver the report to you the same day. We also offer free ongoing building support if you purchase the house. Call us on 1300 729 352 for further advice on our building and pest inspections in Melbourne or send us an email here.

Read our other articles on termite inspections and termite damage

Is your house at risk of termite infestation?

Termite infestation in a new home under 2 years old

Self diagnosing termite issues

Building inspections also look for termites

Our Termatrac radar devices

You can view our Google+ post on this matter also.

Building inspection in Melbourne avoids a disaster

Melbourne House Check have yet another story this week of how a building inspection prevented a family from buying a financial disaster. An increasingly common case of a well presented house having a long list of cover ups and defects that would have literally cost tens of thousands of dollars to rectify. This particular Melbourne house had been renovated by the vendor and the work was not conducted in line with our building code and also access to the subfloor and roof space was prevented. Conditions included load bearing walls that had been removed without adequate structural reinforcement and non-compliant plumbing work.
Pre purchase inspections are vitally important in ensuring that you are clear about the structural status of a house. If you wish to speak with us regarding a house inspection in a Melbourne House that you are considering purchasing please feel free to contact us on 1300 729 352, or send us an email here.

You can view our Google+ post on this matter also.

Building inspections and 5 reasons not to buy a house

At Melbourne House Check we are constantly finding problems in houses. While the vast majority of problems are minor, there are some defects that just can’t be ignored. When conducting house inspections in Melbourne, consideration needs to be given to the age of the house when assessing whether a defect is a major concern. For example a 60 year old house with a small crack in the brickwork should be assessed differently than a 3 year old house with the same defect. In summary, each house needs to be considered differently based on location, site positioning, construction method, workmanship, age, maintenance history and the existence of any timber pests.

Here are five “buyer beware” indicators:

  1. A wet subfloor should always be met with apprehension. The damage that a poorly drained site can have is often disastrous. Structural damage, fungal decay and damaging personal health effects are to name just a few.
  2. Widespread brickwork cracking can be extremely annoying. While the brickwork in brick veneer houses is non-structural above the floor line, it can be a costly process to rectify. Patching cracked brickwork is often just as noticeable as the original cracks, and because the cause of the problem is commonly foundation movement, patching is often a temporary fix. If a house you are considering has widespread brickwork cracking it is important to investigate the cause further.
  3. Asbestos was a widely used building material between 1960 – 1985. It has now been widely documented that asbestos is an extremely dangerous material, and while some studies show it’s safe to live with while dormant in a house, it will either vastly depreciate the value of a house or be a costly exercise if you wish to remove it. Be cautious if you suspect asbestos materials have been used in exterior cladding, roofing or insulation in houses that you are considering.
  4. Evidence of past termite treatments have either been installed as a preventative measure or an eradication procedure. It is important that an analysis is considered as to whether a house has active termites or has had active termites in the past. Termite activity is becoming increasingly common, so make sure you are fully informed as to the timber pest status of a house and be aware of termite baiting stations or termite treatment holes around the perimeter of a house.
  5. Houses that have been newly rendered and painted are the natural enemy of the modern building inspector. It makes it difficult to assess whether a house has structural defects that have been covered up in order to sell the house. Houses that have had such makeovers require much more thorough investigation.

At Melbourne House Check we are passionate about house inspection and investigation. These five cautions are only a few elements that need to be considered while inspecting a house. Please feel free to contact us for a no obligation discussion about pre purchase building inspections in Melbourne. Call us on 1300 729 352, or send us an email here.

 

You can view our Google+ post on this matter also.

Pre purchase house inspections and the 5 most frequently asked questions

When people contact Melbourne House Check for a property inspection in Melbourne they usually have a few questions. The five most common questions are as follows:

 Question: How quickly can you look at the house?

Answer: We contact the agent immediately and request an inspection time that suits all parties (agent, vendor and inspector). This inspection time and date is usually scheduled within 24 to 48 hours of you contacting us.

Question: How long after the building inspection will we receive the report?

Answer: We make sure that the report is delivered to you the same day as the inspection. Our reports on average are emailed before 10pm.

Question: We are wanting to make some changes to the house. Are you able to tell us if these changes are possible?

Answer: We definitely encourage you to outline any plans you have for your prospective house. Because we are registered builders we are qualified to discuss different options and can give you comprehensive advice on differing cost solutions.

Question: Will you measure our land?

Answer: Melbourne House Check measuring your land will not be as accurate as a land surveyor. We are happy to compare the actual site to the measurements shown on the section 32. If you would like this service just ask us prior to your scheduled inspection. You will need to email us a copy of the section 32.

Question: Are you insured and experienced to conduct building and pest inspections?

Answer: At Melbourne House check we are experienced and licenced builders. We are insured with both professional indemnity and public liability cover. We are trained and insured timber pest inspectors and we pride ourselves in being able to offer our clients compressive advice that has taken a lifetime to acquire. If you commission Melbourne House Check to conduct a pre purchase building and pest inspection at your prospective house in Melbourne you can be assured of a thorough and professional service.

 

If you have any further questions regarding pre purchase building inspections, please make contact with us for a no obligation discussion on 1300 729 352, or send us an email here. 

Other pre purchase inspection articles:

Pre purchase inspections – 4 things you need to know

The positives of a pre purchase inspection

Pre purchase house inspections – Don’t risk not getting one

Why is it important to have a pre purchase inspection before buying?

You can view our Google+ post regarding these questions also.