Bellfield’s mix of older brick homes and renovated weatherboards can hide movement, roof framing stress and moisture-driven timber decay—issues that often only show up once walls are opened or rains return.
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We map and interpret cracking to distinguish cosmetic plaster issues from structural movement, checking step cracking in brickwork, distortion around openings, and differential movement between original homes and extensions. This matters because true movement can indicate footing issues that may worsen and become expensive to stabilise.
We inspect for sagging floors, out-of-level stumps, degraded ant caps, timber decay, borer activity indicators and inadequate ventilation that drives moisture. Subfloor defects can compromise load support and cause ongoing floor movement, not just squeaks.
We check the roof space for spread, undersized or altered framing, rafter/truss modifications, ridge line movement, cracked or split members, and signs of leaks. Roof structural issues can be hidden until storms or wind load expose them, and repairs often involve more than just replacing tiles or sheets.
We look for signs that walls have been removed or altered without adequate support—such as unusual ceiling lines, patched beams, deflection, and cracking patterns that suggest load redistribution. Correct load transfer is essential to prevent progressive damage and to keep the structure safe.
We investigate areas prone to hidden moisture—bathrooms, laundries, around windows, and under flashings—using inspection techniques to identify damp conditions contributing to rot, swelling and loss of structural capacity. Moisture problems often drive structural timber failure long before mould becomes obvious.
While we don’t certify plumbing or electrical compliance, we note visible red flags that commonly accompany structural problems, such as unsafe penetrations through framing, unsealed wet-area edges, and water services that may be contributing to ongoing dampness. Early identification helps you plan the right follow-up trades before committing.
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Find answers to the most frequently asked questions about our inspection service.
In Bellfield we often see movement-related cracking, subfloor support issues (stumps, bearers and joists), and roof space concerns such as leaks causing timber deterioration. Renovations can also introduce load path problems if walls have been removed or altered without adequate support. Our inspection focuses on identifying the defect, the likely cause, and what follow-up is needed to confirm scope and cost.
Renovations can hide structural changes behind new plaster and finishes. We look for signs of removed or altered load-bearing walls, undersized beams, sagging ceilings, and cracking that suggests redistributed loads. We also check how extensions connect to the original house, including floor level changes and roof junctions, because these are common areas for movement and water entry if detailing is poor.
We assess crack location, pattern, width, and whether it aligns with other indicators such as doors that bind, uneven floors, or external brick step cracking. While no visual inspection can predict future movement with certainty, we can distinguish many cosmetic cracks from patterns consistent with structural movement. Where risk is elevated, we’ll recommend targeted monitoring or a structural engineer assessment.
Yes. Changes like new paving, modified garden levels, or redirected downpipes can concentrate water near footings, increasing the chance of movement and subfloor dampness. In Bellfield, we pay attention to site drainage, downpipe discharge points, ground clearances and subfloor ventilation where accessible. These factors often explain recurring cracking, timber decay, or musty subfloor conditions that impact structural performance.
We inspect accessible areas including external walls, internal walls and ceilings, wet areas for moisture-related deterioration, the roof exterior and roof space, and the subfloor where safe access is available. We also note visible indicators that may relate to plumbing leaks or electrical penetrations affecting framing. If access is restricted (stored items, locked hatches), we’ll tell you what couldn’t be checked and why it matters.
Still have questions?
Get in TouchACE Building and Pest Inspections focuses on the defect causes—movement, moisture and framing stress—so you can make a clear decision on a Bellfield purchase. Call 0413 163 187.