Avondale Heights has a mix of older brick homes and renovated properties where past water entry, subfloor damp, and DIY alterations can be easy to miss—our inspection helps you spot the risks before contracts go unconditional.
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We check roof coverings, flashings, valleys, gutters and downpipes (where accessible), and look for signs of past leaks or overflow staining. In Avondale Heights, poor stormwater discharge can contribute to damp around footings and garage walls, so we also note where downpipes appear to terminate and whether drainage looks likely to cope in heavy rain.
We assess brickwork, internal plaster, cornices and junctions for cracking patterns that may indicate movement, inadequate lintels, or settlement. We distinguish typical age-related hairline cracking from red-flag cracking that warrants further engineering advice, helping you avoid underestimating repair costs.
Where a subfloor is accessible, we inspect for ventilation adequacy, damp smells, visible moisture, timber condition and signs of fungal decay. We also look for blocked vents and ground clearance issues that can trap moisture—an important check in established Avondale Heights homes with raised floors or additions that alter airflow.
We check for visible water damage, swelling to skirtings, loose tiles, failed sealants, and staining around showers, baths, vanities and splashbacks. We also assess likely waterproofing risk based on age and finishes, because hidden leaks can lead to rotted framing, mould, and expensive re-tiling.
We inspect ground levels, paving and paths around the home to see whether water is directed away from the building. We note areas where soil or paving is too high against walls, where falls run toward the house, and where slab edges are concealed—conditions that can worsen damp and complicate future maintenance.
We assess visible quality and integration of extensions (roof joins, wall junctions, doors/windows, and ceiling transitions) and identify common shortcuts such as uneven floors, non-uniform finishes, and poor weatherproofing details. This is especially useful in Avondale Heights where many homes have been updated in stages over decades.
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Find answers to the most frequently asked questions about our inspection service.
In Avondale Heights we often see a mix of age-related wear and renovation-related issues. Common findings include roof and gutter leaks, cracking around openings, dampness risks from poor drainage falls, and wet area deterioration from older waterproofing. We also pay close attention to how extensions tie into the original house, as junction points can be prone to water entry and movement.
Yes. A pre-purchase inspection focuses on accessible areas and visible indicators that suggest what may be happening behind finishes. We look for unevenness, cracking, moisture staining, poorly sealed penetrations, and inconsistent workmanship around windows, doors and roof junctions. If we see red flags, we’ll recommend the most practical next step, such as further invasive investigation before settlement.
Time on site depends on the size and complexity of the property, including whether there’s a subfloor, multiple wet areas, or extensive additions. After the inspection, you receive a structured report outlining major defects, safety concerns, and maintenance items, with clear descriptions and prioritisation. We also explain the key points so you can act quickly during your buying timeframe.
They can. Brick homes may present cracking that ranges from minor age-related movement to issues that need closer attention, particularly around lintels and altered openings. We also see moisture problems where external ground levels sit too high or where paving directs water toward the walls. Our inspection helps you understand whether the brickwork and surrounding drainage are performing as they should.
Where possible, book before auction or before signing an unconditional contract, because it gives you real leverage and time to make decisions. If you’re already under time pressure, an inspection during cooling-off can still be valuable, but your options may be limited by deadlines. We recommend organising access early with the agent so the inspection can happen at the most useful point in the process.
Still have questions?
Get in TouchChoose ACE Building and Pest Inspections for Pre Purchase Inspection Services in Avondale Heights and get clear defect findings you can use for negotiations—call 0413 163 187.