Glenferrie homes often mix older weatherboard and brick builds with renovated extensions and modern units near Glenferrie Road—our inspection checks the junctions where problems commonly hide, from subfloor moisture to altered roof framing.
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We inspect accessible roof voids for signs of water entry, sagging members, cut or altered trusses/rafters from renovations, and poor ventilation. In Glenferrie, where extensions and re-roofing are common, this helps uncover hidden leaks and structural changes that can be expensive to rectify.
For homes with accessible subfloors, we check stump condition, bearer and joist integrity, and whether airflow is adequate. Poor subfloor ventilation can contribute to damp, timber decay and musty odours—issues that are easy to miss during a short walkthrough.
We look for moisture indicators around wet areas (bathrooms, laundries, kitchens), balconies and external walls, and note defects that commonly lead to leaks such as cracked grout, failed seals, inadequate falls and poor drainage. This is crucial where stylish renovations may conceal early-stage water damage.
We inspect gutters, downpipes, overflows and visible stormwater discharge points, plus we assess grading and surface drainage near the house. We also note signs consistent with rising damp or bridging (such as high garden beds or paving against walls), which can affect older brickwork and internal finishes.
We assess cracking patterns, floor levels, sticking doors/windows and separation at junctions to identify movement that may relate to footing performance, moisture changes or past alterations. This helps you distinguish cosmetic cracking from warning signs that warrant further specialist advice.
We visually check for safety hazards such as unsafe balustrades, deteriorated stair components, trip hazards and obvious electrical risks. We also flag DIY-style changes and incomplete works that may need certification or further checks before you commit to the purchase.
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Find answers to the most frequently asked questions about our inspection service.
Yes. In Glenferrie you’ll often see older homes with updated kitchens, bathrooms and rear extensions. We focus on junctions between original and new work, check subfloor ventilation and timber condition where accessible, and look closely for moisture entry from gutters, downpipes and wet areas. We also assess cracking and movement indicators so you can separate normal ageing from issues that may need further engineering advice.
Our inspection covers the accessible areas of the building including roof exterior, roof space (where accessible), subfloor (where accessible), internal rooms, external walls, drainage observations, and visible safety hazards. We document defects, likely causes and recommended next steps. We don’t perform invasive testing, move heavy furniture, or certify electrical/plumbing systems, but we will flag visual indicators that suggest specialist follow-up is warranted.
Use the findings to decide whether to proceed, renegotiate, or request further specialist investigations (for example, roofing, drainage or structural engineering). The report helps you ask targeted questions rather than relying on general assurances. If you proceed, it also becomes a practical maintenance plan, prioritising urgent safety items first and identifying medium-term repairs that can be scheduled after settlement.
They’re inspected with a different focus. For apartments and townhouses, we concentrate on the specific lot plus accessible common-area indicators such as water staining, balcony drainage issues and cracking in shared spaces where visible. We also look for water-related issues around bathrooms and balconies, and we recommend reviewing owners corporation records for recurring problems like leaks, façade maintenance or ongoing rectification works.
Yes, and it’s smart to book as soon as you’re serious about a property. Auction campaigns can move quickly, and you want enough time to read the report, clarify key findings, and line up any specialist checks if needed. If access is limited, we’ll advise what can and can’t be verified so you can weigh the risk before bidding.
Still have questions?
Get in TouchACE Building and Pest Inspections delivers a thorough, buyer-focused inspection with detailed reporting that targets the common risks in Glenferrie homes—call 0413 163 187 to schedule your pre purchase inspection services.