Hawthorn East has a mix of older homes, units and renovated extensions where movement, ageing roof timbers and altered load paths can hide costly structural defects.
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We check for signs of footing movement, differential settlement and subfloor instability by assessing cracking patterns, level changes, bearers and joists, stumps/piers, and the way loads transfer to the ground. This matters because foundation issues can keep progressing and make repairs far more expensive later.
We distinguish between superficial cracking and structural cracking by reviewing crack location, width, direction and whether it steps through mortar joints or crosses openings. We also look for bulging walls and separation at corners, which can indicate loss of support or lateral restraint.
We inspect accessible roof spaces for sagging members, compromised trusses/rafters, cut or altered framing, and inadequate bracing. In homes that have had ceilings removed or layouts changed, incorrect alterations can shift loads and create roof spread, movement and long-term cracking.
We look for conditions that lead to structural deterioration—persistent dampness, leaking wet areas, poor drainage, and roof/plumbing leaks—then assess impacts such as timber rot, corrosion of connectors and weakened framing. Moisture is a common driver of serious defects because it quietly reduces strength over time.
Where accessible, we check key structural indicators in balconies, decks, stairs and supporting posts, including movement, deflection, attachment points and decay-prone areas. Failures in elevated structures can be sudden and high-risk, so early detection is critical.
We identify non-compliant or risky service issues that can escalate structural damage, such as evidence of past water ingress around pipe penetrations, inadequate waterproofing signs, and electrical hazards that may indicate unsafe DIY work during renovations. These findings help target further specialist checks before commitment.
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Find answers to the most frequently asked questions about our inspection service.
In Hawthorn East we often see movement-related cracking around corners and window openings, roof framing that’s been altered during open-plan renovations, and moisture damage from roof leaks or wet-area failures. Older homes and updated properties can also show subfloor issues such as deteriorated supports or poor ventilation. The inspection focuses on defects that affect load-bearing elements and could worsen without proper rectification.
Yes. Structural issues can show up well after an extension or internal wall removal, especially if loads weren’t properly redistributed or bracing was reduced. We look for signs such as uneven floors, cracking concentrated at junctions between old and new work, and roof space modifications. If we suspect structural alterations were done incorrectly, we’ll recommend the right next steps, including engineering advice.
We assess crack width, direction, location and whether it follows mortar joints, radiates from openings, or shows displacement (one side higher than the other). We also consider related indicators like sticking doors, sloping floors and roof line irregularities. Cosmetic cracks are often fine and stable; structural cracks are more likely to reflect movement, loss of support or framing issues that need further investigation.
They can be. Mature trees can influence soil moisture levels and contribute to seasonal ground movement, which may show up as cracking or minor distortion—particularly near corners, verandahs and lighter extensions. During the inspection we look for movement patterns consistent with ground moisture changes and note site drainage issues that can amplify the problem. Where relevant, we’ll suggest practical follow-up such as drainage improvements or specialist advice.
We document the defect, explain why it matters, and outline the likely cause and urgency. For serious concerns—such as significant footing movement, compromised roof framing, or unsafe elevated structures—we’ll recommend appropriate next actions, which may include a structural engineer assessment or targeted invasive investigation. This gives you a clear path to negotiate, plan repairs, or reassess the purchase before committing.
Still have questions?
Get in TouchACE Building and Pest Inspections focuses on high-impact structural risks—movement, altered framing and moisture damage—so you can make a clear decision on a Hawthorn East property. Call 0413 163 187.