Flemington’s mix of older homes, renovated cottages and unit blocks can hide serious movement, overloaded roof framing and altered load-bearing walls—issues that can be expensive to fix after settlement.
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We check for signs of differential settlement such as stepped cracking in masonry, racked window frames, sloping floors and distortion at corners. This matters because movement can indicate failing footings, poor site drainage, or long-term soil reactivity that may require engineered rectification.
Where accessible, we inspect stump alignment, bearer and joist condition, joinery, and any ad-hoc packing or propping. Structural defects in subfloors can lead to bounce, uneven floors and compromised load transfer, and may also point to moisture issues that need addressing to stop ongoing deterioration.
We assess roof framing for sag, inadequate bracing, altered members, undersized timbers, and signs of long-term water entry. Roof structural issues can escalate quickly, especially if past renovations have modified internal walls that were providing support or if leaks have weakened key framing points.
We look for indicators that load-bearing walls have been removed or altered without adequate support, including cracking above openings, sagging ceilings, and poorly installed or undersized lintels. This is critical in renovated Flemington homes where open-plan changes can shift loads in unsafe ways.
We distinguish between superficial plaster cracks and structural cracking patterns in brickwork and rendered surfaces, noting crack direction, width and propagation. Correctly interpreting crack patterns helps identify whether the issue is movement, corrosion of embedded steel, or failure around openings and corners.
We check for conditions that contribute to major structural defects, including poor subfloor ventilation, leaking wet areas, failing flashings, and drainage issues that keep timbers damp. Persistent moisture can weaken structural members, promote decay, and undermine supports—especially where access is limited and problems stay hidden.
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Find answers to the most frequently asked questions about our inspection service.
In Flemington we commonly investigate cracking patterns that suggest movement, uneven or springy floors linked to subfloor issues, and roof framing problems such as sagging or inadequate bracing. Renovated properties can also show defects where load-bearing walls have been altered without sufficient support, leading to cracking above openings and ceiling distortion. We focus on defects that affect stability and safety, not just surface blemishes.
We look at crack location, direction, width, and whether it continues through masonry or repeats across multiple surfaces. Structural cracking often forms stepped patterns in brickwork, radiates from corners of openings, or is paired with symptoms like racked door frames, sloping floors or gaps at skirtings and cornices. We also consider moisture and drainage conditions that can drive movement and ongoing deterioration.
Yes. Removing or altering load-bearing walls, enlarging openings, or changing roof loads without adequate beams, lintels and bracing can create serious defects over time. Warning signs include cracking above new openings, ceiling sag, uneven floors, and doors/windows sticking after the works. During the inspection we look for indicators of altered load paths and workmanship issues, then outline the likely risks and next steps.
Where access allows, we check stumps and supports for movement, inadequate packing, deterioration, and poor alignment. We also assess bearers and joists for damage, moisture impact, and poor connections that can reduce structural capacity. Subfloor moisture and ventilation are important too, because damp conditions can accelerate timber decay and lead to sagging floors and compromised support over time.
We document what we can see, explain why it indicates a major structural issue, and prioritise any immediate safety concerns. We’ll outline practical next steps, which may include engaging a structural engineer for design advice, obtaining repair quotes, or investigating contributing issues like drainage, plumbing leaks or roof water entry. This helps you decide whether to negotiate, request repairs, or walk away.
Still have questions?
Get in TouchCall ACE Building and Pest Inspections on 0413 163 187 for a focused structural assessment that targets movement, altered load-bearing elements and moisture-driven damage common in Flemington properties.