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Donvale homes often sit on sloping blocks and many are mid-century builds—both can hide serious issues like footing movement, retaining wall failure, and roof water entry that only show up under a targeted major-defects inspection.
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We look for signs of foundation movement such as stepped brick cracking, racked door frames, uneven floors, and separation at junctions. In Donvale’s sloping sites, this also includes checking how the building bears on changes in level and whether movement appears ongoing or historic.
We assess accessible retaining walls for bulging, leaning, failed drainage and cracking, and we look at how surface water is directed away from the home. Poor drainage can drive moisture into footings and subfloors and can be a major contributor to structural instability.
We inspect accessible roof space, trusses/rafters, sarking and penetrations for evidence of leaks, sagging, or deterioration. We also check flashings, valleys, gutters and downpipe discharge points because repeated roof water entry can lead to major ceiling damage, timber decay and mould.
We check for cracking patterns in masonry and plaster, bowing walls, movement at lintels, and separation around windows and doors. These indicators help pinpoint whether issues are cosmetic or consistent with structural distress that may require engineering advice.
We focus on bathrooms, laundries and kitchens for water damage, failed waterproofing clues and swelling/softened materials. Where accessible, we also inspect subfloors for damp conditions, ventilation issues and timber deterioration that can compromise structural components.
We note major safety concerns such as unstable stairs or decking, compromised balustrades, and clear red flags from DIY or aging services (for example, unsafe cabling presentation or plumbing leaks). While not a full compliance certificate, this highlights risks that may need urgent licenced trade review.
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Find answers to the most frequently asked questions about our inspection service.
On sloping sites, we commonly see issues linked to drainage and movement—such as cracking that follows stepped patterns in brickwork, racked door frames, and signs that retaining walls are under stress. Poor stormwater discharge can feed moisture into the ground near footings and contribute to instability. We focus on evidence of cause and severity, not just the crack itself, and recommend next steps where needed.
Yes. We pay close attention to junctions where an extension meets the original home, because mismatched movement and drainage changes can show up there first. We look for structural cracking, roof and flashing integration problems, moisture entry, and obvious workmanship issues that could create safety hazards. If we see indicators of a larger problem, we’ll outline what specialist checks (engineer, roofer, plumber or electrician) may be appropriate.
A major defects inspection is more targeted to high-consequence issues that affect structural integrity and safety—things like foundation movement, roof structural problems, significant moisture damage, and hazards that could require urgent attention. It’s not about minor maintenance items. If you’re deciding whether to proceed with a property, negotiating a price, or planning a renovation, focusing on major defects helps you avoid costly surprises.
They can. Heavy leaf litter can overflow gutters and valleys, pushing water back into roof edges and wall junctions. In shaded or sheltered areas, damp can persist around subfloors and external walls if ventilation and drainage aren’t effective. During the inspection we look for staining, mould-prone conditions, timber deterioration and water entry points, then explain what repairs or maintenance will reduce ongoing damage.
We document the defect, explain what we can see, and describe why it matters—such as potential structural impact, safety risk, or likely progression. We also provide practical next steps, which may include further invasive investigation or referral to an engineer or licenced trades. This gives you a clear pathway to estimate rectification costs, set repair priorities, and decide whether to proceed, negotiate, or walk away.
Still have questions?
Get in TouchACE Building and Pest Inspections knows the common Donvale risk areas—sloping sites, drainage pathways and older construction details. Call 0413 163 187 to arrange your inspection.