Braybrook has a mix of post-war homes, renovated weatherboards and newer townhouses—our inspection checks for hidden issues like subfloor moisture, DIY alterations and drainage problems 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 assess accessible subfloor areas for dampness, ventilation adequacy, timber condition, and signs of mould or decay. This matters because persistent moisture under the house can lead to rotting bearers/joists, cupping floors, musty odours and conditions that attract pests.
We use moisture observations (and where appropriate, moisture meter readings) around wet areas, external walls and ceilings to identify likely leak paths. In Braybrook, poor surface drainage and ageing plumbing can present as staining, bubbling paint, swollen skirting boards or deteriorating plaster.
We inspect for crack patterns, step cracking in brickwork, uneven floors and door/window binding that can indicate movement. We differentiate common cosmetic cracking from patterns that may point to footing issues, site drainage problems or poorly executed renovations.
We check roof coverings (where visible), flashings, valleys, gutters and downpipe connections, and we look at where stormwater is directed at ground level. Overflowing gutters and poor downpipe discharge can drive damp into walls and contribute to subfloor moisture and foundation movement.
We inspect bathrooms, laundries and kitchens for signs of failed waterproofing such as swollen trims, loose tiles, deteriorated grout/silicone and damp adjacent walls. These defects can be expensive, disruptive and often aren’t obvious during a quick open inspection.
We note visible hazards and defects such as unsafe stairs/balconies, deteriorated external cladding, inadequate handrails, and signs of non-professional alterations. In Braybrook, quick flip renovations can hide workmanship issues that become costly rectification items later.
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Find answers to the most frequently asked questions about our inspection service.
Yes. Many Braybrook homes have underfloor spaces, older roofing and older wet areas, which can hide damp, timber deterioration and leak paths that aren’t obvious during an open. A pre-purchase inspection focuses on accessible subfloor conditions, ventilation, roof drainage, cracking and signs of past or ongoing moisture. You’ll get a clear list of defects and the likely consequences if they’re left untreated.
We inspect accessible areas of the building including the exterior, roofline where visible, interior rooms, wet areas, subfloor/roof void access where available, and site drainage indicators. We look for structural movement clues, moisture-related damage, maintenance failures, and workmanship issues from alterations. We then document the findings with photos and practical notes so you can make a confident buying decision.
Yes. Many townhouses have restricted access, so we focus on what can be assessed: external envelope, windows and seals, internal cracking, wet area condition, drainage fall around the building, and visible roof drainage elements. We also flag any access limitations in the report so you understand what couldn’t be confirmed and whether follow-up (like strata records or specialist checks) is sensible.
Renovations can conceal defects behind new paint, plaster and flooring. In Braybrook we often find signs of rushed wet area work (swollen trims, lifting tiles, patchy silicone), drainage that directs water toward the house, and cracking that reappears after cosmetic patching. Our inspection looks for the tell-tale indicators of moisture, movement and workmanship quality so you can avoid buying a problem dressed up as a fresh renovation.
As soon as you have a shortlist or you’re preparing to make an offer, book early so the inspection can happen within your decision timeframe. If the property is going to auction or has tight contract conditions, early booking gives you the best chance to review defects and ask questions before you’re locked in. Call ACE Building and Pest Inspections on 0413 163 187 to line up a suitable time.
Still have questions?
Contact us for more informationACE Building and Pest Inspections delivers detailed, photo-supported findings that target Braybrook’s common risks—moisture, movement and renovation shortcuts. Call 0413 163 187 to arrange Pre Purchase Inspection Services in Braybrook.