East Melbourne’s Victorian terraces, heritage remodels and tight boundary walls can hide serious movement, moisture damage and roof framing issues—find the defects that cost the most to fix.
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We identify and interpret step cracking in brickwork, separation at openings, ceiling-to-cornice gaps and floor level changes. This helps distinguish likely structural movement from surface plaster issues and highlights areas where footings, masonry or framing may be compromised.
Where access allows, we check for uneven bearers/joists, deteriorated supports, moisture-related timber damage and signs of footing movement. In East Melbourne, limited subfloor access is common, so we also assess indirect indicators of subfloor issues from above-floor symptoms.
We inspect visible roof trusses/rafters, ridge alignment, sagging members, compromised connections and signs of long-term leaks affecting structural timber. This matters because roof movement can present as wall cracking and ceiling deformation below.
We assess brickwork integrity, lintel performance over windows/doors, bulging sections and mortar degradation. For terrace-style construction, we look for signs that party walls are moving differently to internal walls, which can point to differential settlement or moisture impacts.
We examine high-risk areas such as parapets, box gutters, flashings, window heads/sills and damp-prone wall bases. Persistent moisture can weaken timber framing, corrode fixings and degrade masonry over time, turning a leak into a structural defect.
We note structural safety concerns such as unstable ceilings, compromised balconies/verandahs, and hazards around wet areas. We also flag visible plumbing and electrical issues that can contribute to structural damage (like chronic leaks) or create safety risks requiring specialist compliance checks.
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Find answers to the most frequently asked questions about our inspection service.
Not always. Many East Melbourne homes have older plaster and masonry that can show minor hairline cracking from age, vibration or past repairs. A major structural defect is more likely when cracks are wider, stepped through brickwork, recurring after repairs, or paired with sticking doors, sloping floors or roof deformation. We assess crack patterns, locations and related movement indicators to determine the level of risk.
Renovations can conceal movement with new linings, re-plastering and repainting, or hide moisture paths behind cabinetry and bathrooms. More serious issues include removed or altered loadbearing walls, undersized beams, compromised roof framing after skylight cut-ins, and long-term leaks affecting timber. We look for signs that finishes have been used to mask symptoms, and we assess whether the structure and load paths still perform as intended.
If we can’t access the subfloor, we won’t guess. We document the access limits and focus on visible indicators: floor levels, cracking patterns, separation at skirtings, external masonry movement and drainage conditions around the building. Where the risk appears elevated, we’ll recommend targeted next steps such as improved access, an engineer’s assessment, or further investigation of drainage and moisture sources contributing to potential footing movement.
Yes. Terrace-style properties often share party walls and sit close to boundaries, which can complicate movement and moisture behaviour. Differential settlement between adjoining properties can show up as cracking near junctions, and parapets/box gutters can introduce moisture that deteriorates masonry and timber. We pay close attention to party wall indicators, wall alignment, parapet condition and drainage overflow points that can accelerate structural damage in these homes.
Plumbing issues commonly do. Chronic leaks, failed waterproofing and overflowing stormwater can saturate subfloors and wall bases, leading to timber decay, corrosion of fixings and localised movement. Electrical problems are less likely to cause structural damage directly, but unsafe installations around wet areas can create hazards. We flag visible concerns and advise when licensed plumbing or electrical specialists should assess compliance and repair requirements.
Still have questions?
Get in TouchACE Building and Pest Inspections takes a defect-first approach—movement, moisture drivers and structural safety risks—so you know what’s serious before you buy. Call 0413 163 187.