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Gardenvale homes often mix older brick and weatherboard builds with newer extensions, so hidden structural movement, roof leaks and non-compliant alterations can sit behind fresh finishes.
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Our comprehensive service includes everything you need to make an informed decision about your property.
We assess signs of footing movement and structural distortion, including stepped cracking in masonry, racking to door/window frames, floor level changes, and separation at junctions between original rooms and extensions. This matters because ongoing movement can lead to costly structural rectification and may affect the home’s safety and insurability.
Where access allows, we inspect subfloor ventilation, stump condition and alignment, bearers/joists, and signs of moisture, rot or termite damage affecting structural timbers. In Gardenvale’s older housing stock, past restumping work can be variable, and poor subfloor airflow can accelerate timber decay.
We check roof framing condition, sarking (where visible), tiles or metal sheeting, flashings, valleys, penetrations and evidence of active or past leaks. Roof leaks often present as minor staining but can conceal major timber deterioration, mould growth and electrical risks in ceiling spaces.
We inspect wall cracking patterns, bulging, mortar deterioration, lintel issues over openings, and attachment of external elements that could become hazards. This is especially important where older brickwork meets newer openings or widened doorways, as poorly supported alterations can create significant structural risk.
We assess bathrooms, laundries and kitchens for moisture entry points, inadequate sealing, shower recess failure indicators, and damage to adjoining walls and floors. Wet-area defects can lead to major subfloor decay, wall swelling, and persistent mould issues that are expensive to rectify once finishes are installed.
While not a full compliance certification, we look for visible warning signs such as unsafe DIY workmanship, damaged wiring at accessible points, missing RCD indications at the switchboard (where visible), and plumbing issues that cause dampness or undermining. These items matter because they can pose safety hazards and add significant repair scope after purchase.
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Get Major Building Defects as part of a comprehensive inspection package
Find answers to the most frequently asked questions about our inspection service.
In Gardenvale, major defects often relate to structural movement (cracking, sloping floors, sticking doors), roof leaks around valleys and penetrations, and moisture damage in wet areas after renovations. We also see problems where extensions meet the original house, such as poor roof drainage transitions and cracking at junctions. Each property is different, so an inspection focuses on evidence of active issues and likely causes.
We look at crack location, pattern and width, whether it is stepped through brickwork, and whether it aligns with other indicators such as uneven floors, distorted openings, or separation at cornices. Cosmetic cracking is usually fine, uniform and isolated to plaster. Structural cracking more often shows movement patterns and repeats across multiple areas. We document the evidence and recommend structural engineering review when needed.
Yes. Major defects aren’t only structural; they can include safety hazards such as loose or unstable elements, significant water ingress, and visible electrical or plumbing red flags that create risk. While we don’t replace specialist compliance certificates, we identify concerning signs that warrant urgent attention by a licensed electrician, plumber, roofer or builder so you can address hazards quickly and budget accurately.
They can be. Renovations often improve presentation while concealing older issues like moisture damage, subfloor decay, or past movement. Extensions can also introduce new defect points, particularly where roof lines change, drainage is re-routed, or internal walls are removed. Our approach is to read the building logically—looking for mismatched finishes, new openings, and junction cracking—so you’re not relying on appearances.
We clearly list the defect, explain why it’s significant, and note likely next steps. Depending on the issue, that may include urgent make-safe action, targeted invasive investigation, or referral to a structural engineer or specialist trade for quotes and repair design. The goal is to give you enough information to make a confident decision—negotiate, proceed with conditions, or walk away if the risk is too high.
Still have questions?
Get in TouchACE Building and Pest Inspections focuses on the structural and safety risks that matter in Gardenvale’s mix of older homes and renovated properties. Call 0485 857 077 to arrange your inspection.