Braybrook has a mix of older homes, extended weatherboards and brick veneers where movement, ageing roof framing and DIY alterations can hide serious structural defects.
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We check for signs of footing movement, subsidence, heave and unevenness by assessing floor levels, perimeter cracking, subfloor supports (where accessible) and bearing points. This matters because foundation movement can drive ongoing wall cracking and distort doors, windows and roof framing.
We differentiate between cosmetic cracking and cracking patterns that can indicate structural stress, including stepped cracking, wider cracks, and cracks that continue through multiple elements. We also look for patching that may conceal recurring movement, which can affect purchase decisions and repair scope.
We inspect accessible roof spaces for sagging, cracked or cut trusses/rafters, under-sized members, inadequate bracing and signs of past water ingress weakening timber. Roof framing defects can escalate quickly and may require engineered repairs, not just re-roofing.
Where layout changes are apparent, we look for indicators that structural walls have been removed or modified without appropriate beams, posts or connections. This includes checking for ceiling cracking, bouncy floors, unusual bulkheads, and unsupported openings that can signal a compromised load path.
We assess bathrooms, laundries and kitchens for moisture impacts that can rot framing, swell flooring and weaken subfloor components. We also look for leaks and poor drainage that can undermine footings over time, particularly where renovations have changed falls or surface water flow.
While a full electrical compliance certification is separate, we identify visible red flags such as unsafe wiring in roof spaces, heat damage, and penetrations that weaken framing. These issues can increase fire risk and may require urgent specialist attention alongside structural rectification.
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Find answers to the most frequently asked questions about our inspection service.
In Braybrook we often see issues linked to building movement, older construction materials and renovations completed over time. Common major concerns include significant cracking that suggests footing movement, uneven floors from stump or bearer problems, roof framing that has sagged or been altered, and moisture-related damage around bathrooms and laundries. The inspection focuses on defects that affect stability and may require engineered or substantial repairs.
Yes. Fresh plaster, new flooring and modern finishes can conceal cracking, deflection and moisture damage. Extensions can also introduce problems if the new and old structures move differently, if drainage was changed, or if load-bearing walls were modified without correct support. We look for tell-tale indicators such as irregular ceiling lines, bouncy floors, patched cracking and altered framing in roof spaces and subfloors where accessible.
We assess crack location, width, direction and whether the crack continues through different materials (for example, plaster and brickwork). Stepped cracking in masonry, cracks that widen over time, and cracking accompanied by sticking doors, window misalignment or floor slope can indicate structural movement. Cosmetic cracks are usually fine, uniform and isolated. Where the cause is unclear, we recommend targeted monitoring or engineer review.
They can. Seasonal moisture changes and poor site drainage can cause soil to expand and contract, which may affect slabs, footings and stumps. In Braybrook, we pay close attention to surface water flow, downpipe discharge, garden beds against walls, and signs of prolonged dampness around the perimeter. These factors can amplify movement and accelerate deterioration, so identifying them helps prevent repeat cracking and ongoing repairs.
We’ll explain what we observed, why it matters, and the likely level of urgency. Depending on the defect, the next step may be a structural engineer assessment, a roofing contractor for framing or leak rectification, or a plumber to address moisture sources. If you’re buying in Braybrook, you can use the findings to renegotiate, request repairs, or walk away if the repair scope and risk don’t stack up.
Still have questions?
Get in TouchACE Building and Pest Inspections focuses on the defects that change your budget and your safety, with clear findings and practical next steps. Call 0413 163 187 to arrange your Braybrook inspection.