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Cranbourne West’s newer estates and fast-turnaround builds can hide serious faults behind fresh paint—like slab movement, roof leaks and non-compliant electrics that only show up after the first wet winter.
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We assess cracking in brickwork, plaster and around openings, looking for signs of differential movement, slab heave or settlement. We also check for sticking doors/windows and misalignment that can indicate structural distortion rather than simple wear.
We inspect roof condition where safely visible, including ridge capping, flashings, valleys, gutters and downpipes. In Cranbourne West, poor roof plumbing and inadequate overflow management can drive water into eaves and wall cavities, leading to rot, mould and ceiling damage.
We check whether the ground levels and hard surfaces fall away from the home, and look for ponding, blocked ag drains (where visible) and downpipe discharge issues. Incorrect falls can concentrate moisture at the slab edge and contribute to movement and rising damp-like symptoms.
We look for failure signs such as cracking grout, loose tiles, swollen skirting, water staining, silicone breakdown and moisture-related deterioration around showers and baths. Waterproofing issues are a common major defect because damage often spreads behind tiles before it’s noticed.
We inspect ceilings, cornices, window reveals and cabinetry for staining, mould growth and condensation patterns, and assess ventilation in bathrooms and kitchens. Persistent moisture can turn a minor leak into a major defect by damaging framing and attracting timber decay.
While not a full compliance certification, we identify visible warning signs such as unsafe DIY wiring, damaged switchboards, missing RCD indicators where expected, unprotected cables, and plumbing leaks/patchwork repairs. These items can present immediate safety risks and costly rectification.
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Find answers to the most frequently asked questions about our inspection service.
In Cranbourne West we often see defects linked to moisture and movement: cracking that suggests slab or footing movement, poor drainage that holds water at the slab edge, roof plumbing and flashing leaks after storms, and wet-area waterproofing failures in bathrooms and ensuites. We also regularly find issues hidden by fresh paint or recent renovations, such as patched plaster masking ongoing moisture ingress.
Not always. Some minor cracking can be cosmetic, especially small shrinkage cracks in plaster. It becomes a major concern when cracking is wide, stepped through brick mortar, repeats in multiple locations, or is paired with symptoms like uneven floors, doors that jam, or gaps opening around window frames. Our inspection focuses on patterns and related signs to determine whether it’s likely structural movement that needs further engineering advice.
We assess visible indicators of non-compliance and safety risk, such as damaged cabling, unsafe modifications, moisture impacts around electrical points, and active plumbing leaks. However, we don’t perform invasive testing or issue electrical/plumbing compliance certificates. If we find red flags, we’ll explain the risk and recommend the right licensed trade to carry out formal testing and certification before settlement.
Yes. Newer builds can still have major issues, particularly where drainage, waterproofing, roof detailing or workmanship has been rushed. Some defects take time to show—like roof leaks that appear after a strong weather event, or moisture damage that develops behind tiles. A major defects inspection is useful even for newer properties because it checks the fundamentals that protect the structure, not just the presentation.
We inspect all safe and accessible areas and clearly note any access limitations, such as low-clearance roof voids, locked manholes, stored items, or restricted subfloor entries. If a suspected major issue sits in an inaccessible area, we’ll explain what we observed, the likely implications, and practical options—such as arranging access, returning for a follow-up inspection, or engaging a specialist where appropriate.
Still have questions?
Get in TouchCall ACE Building and Pest Inspections on 0485 857 077 for a focused defect check that prioritises structural risks, moisture entry points and safety hazards common in Cranbourne West homes.