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Hawthorn’s mix of older brick homes, renovated terraces and multi-level extensions can hide movement, water entry and unsafe alterations behind fresh finishes.
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Our comprehensive service includes everything you need to make an informed decision about your property.
We check stepped cracking in masonry, gaps around frames, uneven floors and distortion in openings to identify signs of active movement versus older, stable cracking. In Hawthorn homes with extensions, we pay close attention to junctions between original structure and new works because differential movement can indicate footing or frame issues.
We inspect accessible subfloor areas for damp conditions, timber deterioration, inadequate ventilation, and stump/bearer performance. These checks matter because subfloor moisture and failing supports can drive uneven floors, wall cracking and long-term structural deformation.
We look for displaced tiles or sheet roofing issues, failed flashings, blocked valleys, roof penetrations and evidence of leaks in the roof space. Water entry from above can present far from the source, so we trace staining, mould and timber deterioration to help pinpoint likely leak paths.
We assess bathrooms, laundries, kitchens and any balconies or terraces for signs of waterproofing failure, moisture damage and swelling to skirtings and architraves. Hawthorn renovations can conceal older substrate damage, so we focus on tell-tale indicators that point to ongoing leakage rather than cosmetic wear.
We check external walls, visible retaining elements and site drainage performance for conditions that can contribute to dampness and movement, such as poor fall away from the building, blocked or undersized stormwater points, and ground levels bridging weep holes. Managing moisture is essential to reducing major defect risk over time.
While not a substitute for specialist certification, we identify visible warning signs such as unsafe meter box conditions, exposed wiring, inadequate clearances, water staining near electrical points, and plumbing leaks that can damage structure. These hazards can escalate quickly and should be addressed before settlement or renovation work proceeds.
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Find answers to the most frequently asked questions about our inspection service.
In Hawthorn we often see defects linked to movement (cracking to brickwork and plaster, sticking doors, uneven floors), water ingress from roof flashings and old gutters, and moisture issues in renovated bathrooms or rear extensions. Another common trigger is where new works meet older structures, creating stress and leaks at junctions. We assess the likely cause and whether it appears active or historic.
Yes. Fresh paint, new plaster and updated bathrooms can conceal cracking, past water damage and ongoing leaks. We look beyond presentation by checking patterns around openings, extension joints, roof space indicators and moisture-related symptoms like swelling, mould or deterioration to trims and flooring. If we suspect concealed issues, we’ll recommend targeted follow-up such as an engineer’s opinion or invasive checks.
We assess accessible evidence of foundation performance by inspecting subfloor supports (where accessible), visible external signs of movement, and cracking patterns that can point to footing issues. Because footings are typically concealed, we cannot confirm their condition without intrusive investigation. If the defect pattern suggests footing failure, we recommend a structural engineer to confirm cause and scope.
They can be, particularly where the original home and the extension rely on different support systems or where load paths have been altered by removing walls. We pay close attention to the connection between old and new structures, roofline transitions, and signs of deflection or cracking near beams and openings. The goal is to identify whether the extension is performing correctly or showing warning signs.
We clearly outline what we observed, why it matters, and the likely consequences if it’s left untreated. We’ll prioritise items that affect safety or structural integrity and recommend the right next step, such as a structural engineer for movement, a roofer for leaks, or an electrician for hazardous wiring. This helps you decide whether to renegotiate, request repairs, or walk away.
Still have questions?
Get in TouchCall ACE Building and Pest Inspections on 0413 163 187 for a Hawthorn-focused assessment that flags structural, moisture and safety defects before they become expensive surprises.