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Cheltenham’s mix of older brick homes, renovated weatherboards and newer townhouse builds can hide serious faults—subsidence from local soil conditions, roof leaks after coastal winds, and moisture damage around bathrooms and balconies.
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We assess significant wall and ceiling cracking, brickwork separation, sloping floors and door/window misalignment to identify signs of footing movement or structural distortion. In Cheltenham, this helps distinguish cosmetic cracking from defects that may indicate subsidence, inadequate support or altered load paths after renovations.
We check for deteriorated stumps, sagging bearers/joists, inadequate supports, moisture damage and termite-risk conditions that can contribute to structural failure. This is especially important for older Cheltenham homes with raised floors, where ventilation and drainage issues can accelerate timber decay.
We inspect roof framing, sarking (where visible), roof sheeting/tiles, flashings, valleys and penetrations for defects that cause leaks and long-term structural damage. Cheltenham’s exposure to wind-driven rain means small roof faults can quickly become major ceiling, insulation and timber-framing problems.
We look for failure signs around bathrooms, laundries, showers, and waterproofed areas, including swelling, mould, staining, loose tiles and compromised junctions. In townhouse-style builds common in Cheltenham, we also assess visible balcony edges, drainage points and wall junctions for leak indicators.
We check external walls, lintels, mortar condition and visible structural supports for rusting, bowing, or cracking patterns that suggest load issues. This is critical where Cheltenham homes have had garage conversions, widened openings or open-plan changes without clear evidence of appropriate structural support.
While not a full compliance certification, we identify visible high-risk issues such as unsafe DIY wiring, damaged switchboards/cabling, unprotected penetrations, active leaks, poor drainage falls and inappropriate plumbing modifications. These defects can create immediate hazards and often point to broader workmanship problems.
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Find answers to the most frequently asked questions about our inspection service.
In Cheltenham we often see defects linked to water management and structural changes over time—roof leaks from ageing coverings or poor flashings, cracking consistent with movement, and moisture damage under floors where ventilation and drainage are weak. Renovations can also introduce problems like undersized lintels, removed load-bearing elements, or wet areas that weren’t waterproofed properly. A targeted inspection helps confirm what’s cosmetic versus serious.
Yes. A Major Building Defects inspection focuses on issues that impact structural integrity, safety, and major repair costs. Rather than treating every minor item equally, we concentrate on high-consequence defects such as movement, water ingress, failing structural members, and obvious compliance red flags. If you’re buying in Cheltenham and the home is older, renovated, or has an extension, this focus can be especially valuable.
We assess visible indicators of footing and foundation issues, such as cracking patterns, level changes, gaps, and distortion in walls and openings. We also consider site drainage and how water is being managed around the building, as this can contribute to movement. If the signs suggest a major issue, we’ll recommend the right next step, such as an engineer’s assessment, so you can quantify risk before committing.
Yes. While newer Cheltenham builds may look pristine, major defects can still occur—especially around waterproofing, drainage falls, balcony interfaces, and roof penetrations. We also see cases where structural elements have been altered during design changes or where workmanship issues only become obvious after a few seasons of weather. Our inspection looks for the early warning signs that point to bigger hidden problems.
We explain the defect on site in practical terms—what it is, why it matters, and the likely pathways of damage if left unresolved. Your report will highlight urgent items first and outline recommended next steps, which may include further testing or a specialist opinion (for example, a structural engineer or licensed electrician). This gives you a clear basis to renegotiate, request repairs, or walk away.
Still have questions?
Get in TouchACE Building and Pest Inspections knows what to look for in Cheltenham’s older homes and renovated properties—structural movement, water entry and safety hazards that can become major costs. Call 0485 857 077 to arrange your inspection.