Bellfield homes often mix older weatherboards, brick veneer rebuilds and renovated family houses—our pre-purchase inspection checks for hidden moisture, ageing materials and DIY alterations that can be costly after settlement.
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Our comprehensive service includes everything you need to make an informed decision about your property.
We look for slipped or deteriorated roof materials, rusted valleys, compromised flashings around chimneys and penetrations, and ceiling staining. In Bellfield’s mix of older and renovated homes, roof-to-extension junctions are a common leak point and can lead to mould and plaster damage.
Where access allows, we assess subfloor ventilation, moisture conditions, ant caps, bearers and joists, and signs of timber decay. Raised-floor homes can suffer from poor airflow or blocked vents, which accelerates rot and can cause bouncy or uneven floors.
We assess cracking patterns, door and window operation, and visible signs of movement. This helps you distinguish cosmetic plaster cracking from indicators that further assessment may be needed, particularly where renovations have altered load paths or where drainage concentrates near footings.
We check for moisture-related symptoms such as swollen skirting, lifting tiles, failed silicone, shower recess leaks and poor exhaust ventilation. Renovated wet areas can look new but still leak if waterproofing or falls are incorrect.
We assess guttering, downpipes, overflow points, surface drainage and any ponding near the building. Poor stormwater handling is a frequent driver of damp subfloors and cracking, so we identify where water is likely to be going during heavy rain.
We inspect accessible decks, stairs, handrails, pergolas and fences for movement, decay, rusting fixings and unstable posts. These items can be expensive to rectify and are often overlooked, especially when landscaping and staging make issues harder to spot.
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Find answers to the most frequently asked questions about our inspection service.
In Bellfield we commonly see a mix of older construction and updated interiors, so we focus on the big-ticket items: roof integrity (including extension junctions), signs of movement and cracking, subfloor moisture and ventilation where applicable, drainage and stormwater discharge, and wet area leak indicators. We also check external structures like decks and pergolas, which can be costly if deteriorated or unstable.
We can’t perform laboratory testing during a standard pre purchase inspection, but we can identify materials and locations that are commonly associated with asbestos in older Melbourne homes. We’ll note suspect sheeting, eaves, backing boards and older floor coverings where visible, and recommend appropriate next steps. If asbestos is likely, we’ll suggest targeted testing before renovations or demolition.
Yes, where safe and accessible. We inspect roof voids for signs of leaks, insulation issues, ventilation and framing concerns, and we check subfloors for dampness, ventilation and timber condition when an access point exists. If access is blocked, too low, or unsafe, we document the limitation and explain what that means for your risk and what further access may be worth arranging.
Yes. Renovations can improve presentation while leaving or creating problems such as poor drainage around new paving, rushed roof and flashing work, or wet area leaks that haven’t shown up yet. We look for tell-tale signs like recent patching, persistent moisture marks, uneven finishes, and workmanship issues. This helps you confirm whether the renovation is solid or likely to need rework.
Use the report to separate urgent defects from maintenance items and to put realistic costs against the issues that matter. Present the key findings to your agent or conveyancer, and prioritise items that affect safety, water entry, structural performance and compliance risk. If further specialist quotes are needed, the report helps you target exactly what to price and what to ask the vendor to address.
Still have questions?
Get in TouchCall ACE Building and Pest Inspections on 0413 163 187 for a thorough Bellfield property inspection that highlights moisture, movement and renovation-related defects before you commit.