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Avondale Heights has a mix of older brick veneers and renovated homes near the Maribyrnong River corridor, where movement, drainage issues and alteration work can hide serious structural defects.
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We check for signs of foundation movement such as stepped brick cracking, differential settlement, sloping floors, gaps at skirtings and separation around openings. These indicators help determine whether cracking is superficial or consistent with structural movement that may require engineering advice.
We look for sagging, deflection, inadequate supports, cut or altered members and makeshift props in areas commonly changed during renovations. This matters in Avondale Heights homes that have been opened up for larger living areas, where missing lintels or undersized beams can lead to ongoing movement and failure.
We inspect accessible roof spaces for damaged trusses/rafters, spread, poor repairs, water staining that weakens timber, and altered framing around skylights or air-conditioning installs. Roof structural issues can be expensive and may also allow ongoing water entry that accelerates damage.
Where there’s a subfloor, we assess stumps/bearers/joists for deterioration, uneven support, excessive moisture, and inadequate ventilation. Persistent dampness can compromise structural timbers and contribute to floor bounce, unevenness and long-term settlement.
We check brickwork and blockwork for bowing, major cracking, failing mortar, and movement at corners and window heads. We also assess accessible retaining elements and site grading where poor water control can add pressure and contribute to wall movement.
While this is a structural-focused service, we note visible conditions where structural failure intersects with plumbing leaks or electrical risks, such as chronic water leaks causing timber decay, or damaged framing impacting safe cable routing. This helps you prioritise urgent repairs and compliance follow-up.
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Find answers to the most frequently asked questions about our inspection service.
In Avondale Heights we often investigate movement-related cracking, uneven or springy floors, roof framing issues after alterations, and moisture-driven deterioration in subfloors. Renovations can also introduce problems where walls are removed without adequate beams or posts. We focus on defects that affect load paths, stability and safety, then explain whether the signs are consistent with ongoing movement or a historic issue.
Yes. Open-plan conversions, rear extensions and bathroom upgrades can conceal cut framing, undersized lintels, or posts sitting on inadequate support. Fresh plaster and paint can also hide cracking that returns once the building moves again. We look for alignment issues, deflection, patch patterns, and changes in materials that suggest structural work, then assess whether the visible support and workmanship appear adequate.
Where safe and accessible, yes. Roof spaces can reveal damaged framing, water entry and past alterations that aren’t obvious from inside the rooms. Subfloors can show stump/bearer/joist condition, dampness, ventilation issues and uneven support that affects floor performance. If access is restricted or unsafe on the day, we’ll document the limitation and recommend the best next step.
It can. Homes closer to the river corridor or in lower-lying pockets may experience higher moisture loads and more sensitivity to drainage and site falls. Poor stormwater control, blocked subfloor vents or persistent dampness can contribute to timber decay and movement symptoms. Our inspection looks closely at moisture pathways, ventilation and visible movement indicators so you can address the conditions that drive structural damage.
First, use the findings to decide whether the property remains acceptable at the price. For issues that suggest active movement or compromised load-bearing elements, we may recommend a structural engineer for confirmation and design of rectification. For moisture-related contributors, we’ll point you towards targeted drainage, plumbing or ventilation checks. The key is sequencing: stop the cause, then repair the structure.
Still have questions?
Get in TouchSpeak with ACE Building and Pest Inspections on 0413 163 187 for a structural-focused inspection that targets movement, framing and renovation-related risks commonly seen in Avondale Heights homes.