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Armadale’s mix of Victorian-era homes, renovated terraces and newer townhouses can hide structural movement, ageing roof timbers and rushed extensions—an inspection helps you buy with eyes open.
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Our comprehensive service includes everything you need to make an informed decision about your property.
We look for signs of footing movement such as stepped cracking in masonry, sloping floors, sticking doors/windows and moisture conditions under the home. Where a subfloor is accessible, we check ventilation, stumps/bearers/joists condition and evidence of damp that can accelerate timber deterioration.
We assess external wall condition, including older brick mortar, render delamination and cracking patterns that can indicate structural stress rather than simple cosmetic wear. This matters in Armadale where period homes may have been altered, and new openings or removed internal walls can change load paths.
We inspect roof coverings (tiles/metal), flashings, valleys, gutters and visible roof framing in the roof space (where safe to access). We look for leaks, sagging, prior repairs and timber issues that can be costly in older homes with complex roof lines and multiple additions.
We check bathrooms, laundries and kitchens for signs of failed waterproofing, poor falls, cracking, moisture damage to skirtings/walls and inadequate ventilation. Renovated Armadale properties can present concealed issues behind new finishes that only show as swelling, odours or staining later.
We identify visible safety concerns such as loose balustrades, trip hazards, damaged steps, unsafe decking elements and signs of DIY electrical/plumbing work. While a building inspection is non-invasive, we flag compliance risks and recommend specialist testing where the visual evidence warrants it.
We review drainage cues including surface water flow, downpipe connections, overflow staining and subfloor damp indicators. Poor stormwater management can drive rising damp, subfloor moisture and movement, particularly on blocks with limited fall or where paving and landscaping have altered runoff paths.
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Professional inspections with attention to every detail. Here's a glimpse of our work.
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Find answers to the most frequently asked questions about our inspection service.
In Armadale we regularly see cracking linked to movement, moisture issues under older homes with limited subfloor ventilation, roof leaks around valleys and flashings, and wet-area problems in renovated bathrooms. Extensions can also introduce issues such as uneven floors, altered load-bearing elements and patchwork plumbing. Your report will separate safety concerns from maintenance items and outline practical next steps.
Yes. Our building inspection is visual and non-invasive, focusing on accessible areas. We assess indicators such as cracking patterns, levels and floor feel, moisture clues, roof space and subfloor conditions (where accessible), and workmanship at joins between old and new sections. If we see evidence that suggests a hidden defect, we’ll explain the risk and recommend targeted specialist investigations.
Yes. We assess key structural elements including walls, floors, roof framing and visible support systems, and we look for signs that could indicate movement or deterioration. We also identify safety hazards such as unstable steps, loose handrails/balustrades, damaged external surfaces and other visible risks. Where an item falls outside a visual building inspection, we’ll clearly note it and advise on next steps.
Tree-lined streets can be great for amenity but they can also influence moisture conditions around a home. Root activity and changing soil moisture can contribute to movement, while blocked gutters, poor downpipe connections or paving that pushes water toward the building can increase damp risks. During the inspection we look for drainage clues, subfloor moisture indicators and movement signs to help you understand likely causes.
After the inspection you’ll receive a clear report detailing defects, their likely severity and recommended actions. Use it to decide whether to proceed, renegotiate price or conditions, or request repairs. If we flag concerns that need deeper assessment—such as suspected structural movement or electrical compliance issues—we’ll recommend the right specialist so you can get answers within your contract timeframes.
Still have questions?
Get in TouchCall ACE Building and Pest Inspections on 0485 857 077 for a thorough inspection that focuses on structure, safety and the common renovation-related risks seen in Armadale homes.