Braybrook has a mix of older brick veneer homes, updated weatherboards and newer townhouse builds—an inspection helps spot renovation shortcuts, movement-related cracking, and moisture issues before you commit.
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Our comprehensive service includes everything you need to make an informed decision about your property.
We look for signs of movement such as stepped cracking, uneven floors, gaps around skirtings, and subfloor moisture where access allows. In Braybrook homes with older footings or past re-stumping, these checks help identify whether movement appears historical, ongoing, or linked to drainage.
We inspect tiles or metal sheeting, ridge capping, valleys, flashings, and gutter interfaces, then check the roof space (where accessible) for leaks, sagging members, water staining and inadequate ventilation. Roof defects can drive hidden ceiling damage and mould, particularly after heavy rain.
We examine brickwork, render, weatherboards and joints for cracking patterns, bulging, moisture ingress and failed sealants. This is important for Braybrook properties with a mix of original facades and newer finishes, where patch repairs can hide ongoing moisture or movement.
We check for visible water damage, swollen cabinetry, deteriorated grout and silicone, shower recess issues, and signs of leaks around plumbing penetrations. Wet-area defects are among the most expensive to rectify because they often involve waterproofing and subfloor repairs.
Without doing invasive testing, we assess visible plumbing, hot water unit installation where accessible, and stormwater management such as downpipe connections and discharge points. Poor stormwater control is a common contributor to damp subfloors, wall staining and foundation movement.
We identify visible safety concerns such as damaged cabling, unsafe power points, non-compliant light fittings in wet areas, and other hazards like unsafe balustrades, trip risks and inadequate handrails. Where electrical compliance can’t be confirmed visually, we recommend the right next step before settlement.
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Find answers to the most frequently asked questions about our inspection service.
A Building Inspection in Braybrook covers accessible parts of the structure and fabric of the home, including roof, walls, floors, subfloor and roof space (where accessible), wet areas, visible plumbing and visible electrical hazards. It’s non-invasive, so we don’t cut holes, move heavy furniture, or lift fixed floor coverings. Where access is limited or a defect needs specialist testing, we document it and recommend the next step.
Yes. Many Braybrook properties have been updated over time, so we look closely at where old and new sections meet—changes in floor levels, altered rooflines, removed walls, and workmanship around wet areas. We also assess visible clues that approvals or compliance may need confirming, such as ad-hoc structural changes, unusual cracking patterns, or drainage that doesn’t appear to manage water away from the building effectively.
Inspection time depends on the size, age and accessibility of the property. A smaller unit may take around an hour, while a larger house with roof space and subfloor access can take longer. After the inspection, we compile a detailed report with photos and clear priorities. If you’re working to a contract deadline, tell us your timeframe when booking so we can schedule accordingly.
In townhouse-style builds, we often pay extra attention to drainage and water management in tight side passages, gutters and downpipes, and any signs of moisture trapped against walls. We also check external cladding condition, balcony and handrail safety, and cracking around openings that may indicate movement or poor detailing. Where parts of a building are not accessible due to strata boundaries, we’ll note what should be checked via owners corporation records.
If you’re serious about bidding, an inspection before auction helps you understand the home’s condition while you still have choices. It can uncover defects that affect your budget, highlight safety hazards you’ll want addressed quickly, and give you a realistic sense of what maintenance is coming. For auction campaigns with tight timelines, book as early as possible and share the address and inspection access details upfront.
Still have questions?
Get in TouchCall ACE Building and Pest Inspections on 0413 163 187 for a thorough Braybrook building inspection focused on structural risks, safety hazards, and defects that can affect your purchase price and repair budget.