Golf Links Estate homes often include extensions, re-roofing and renovated wet areas—exactly where major defects can hide behind fresh finishes and impact structural safety.
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We check for signs of movement such as stepped brick cracking, internal plaster separation, racked door frames, uneven floors, and separation at cornices. Where accessible, we assess whether alterations may have affected load paths (for example, removed walls or undersized beams) and explain the likely seriousness and urgency.
We inspect roof coverings, valleys, ridge capping, penetrations and flashing details, then look for indicators of water entry in the roof space such as stains, wet insulation, timber decay or mould. Roof leaks often present as “minor” marks inside but can become a major defect once trusses, battens or ceilings are affected.
Where there is a subfloor space, we check for moisture conditions, timber deterioration, poor ventilation, and support issues such as stump settlement, cracking, or inadequate bracing. These defects directly impact structural stability and can drive expensive rectification if discovered late.
We examine external walls for cracking patterns, bulging, failed mortar, gaps at openings, and deterioration around windows and doors. We also assess visible weatherproofing details that commonly fail over time, because persistent water entry can become a major defect affecting framing, insulation and internal finishes.
We focus on bathrooms, showers, balconies/thresholds (where present), laundries and kitchens for signs of waterproofing failure such as swollen skirting, drummy tiles, cracking at junctions, persistent damp odours, and staining. These issues can conceal structural rot and mould growth behind walls and under floors.
We identify accessible, visible indicators of unsafe or non-compliant work—such as exposed wiring, poorly protected cabling, damaged meter box components, leaking pipework, and unsealed penetrations that allow water ingress. We flag when specialist electrical or plumbing compliance checks are strongly recommended.
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Find answers to the most frequently asked questions about our inspection service.
In Golf Links Estate, we often focus on defects that can be hidden by updates: roof leaks after re-roofing or repairs, movement-related cracking that suggests footing or subfloor issues, and wet area waterproofing failures after bathroom renovations. We also look closely at where extensions join original structures, because junction points can leak, crack, or move differently over time.
Yes—where they are accessible. We assess visible evidence of movement and support adequacy, and we inspect subfloor spaces for moisture, ventilation problems, and timber deterioration. If access is restricted or signs suggest more serious issues, we’ll explain what further investigation may be needed (such as an engineer’s assessment or targeted invasive inspection) before you finalise the purchase.
We assess crack location, pattern and width, and we compare internal and external indicators (for example, door alignment, floor levels, and separation at junctions). While some minor cracking can be common, stepped cracks in masonry, recurring repaired cracks, or cracks paired with racking and unevenness can indicate movement that warrants further advice. We clearly outline risk level and next steps.
They can be, particularly where waterproofing is concealed behind tiles and the renovation quality can’t be verified visually. We look for practical indicators such as swelling to trims, drummy tiles, silicone failures, staining to adjacent rooms, and moisture pathways at door thresholds. If signs point to waterproofing failure, we’ll recommend the most appropriate follow-up so you can quantify repair scope.
We document the defect evidence, explain why it matters, and outline likely consequences if it’s not rectified. We’ll also recommend practical next steps, which may include specialist trades, a structural engineer, or further targeted investigation. This helps you decide whether to negotiate, request repairs, or walk away—based on clear information rather than assumptions.
Still have questions?
Get in TouchCall ACE Building and Pest Inspections on 0413 163 187 to uncover structural, moisture and safety defects that can be missed in renovated Golf Links Estate properties.