Hawthorn’s mix of Victorian-era homes, extended weatherboards and modern townhouse infill can hide movement, load-bearing changes and roof framing issues behind fresh renovations and period finishes.
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We assess cracking patterns in brickwork, plaster and external cladding to distinguish cosmetic issues from movement consistent with footing or bearing problems. This matters in Hawthorn where older homes may sit on mixed footings or have had partial underpinning or re-stumping over time.
We check timber stumps, bearers, joists and ant caps, looking for rot, moisture damage, inadequate supports, packing, and signs of ongoing settlement. Structural defects under the floor can present upstairs as springy floors, out-of-level rooms and persistent internal cracking.
We inspect accessible roof spaces for sagging rafters, bowed trusses, inadequate bracing, altered members, and signs of water entry that weaken structural timber. Roof defects can drive wall cracking and ceiling movement, especially where older roofs have been modified for skylights, HVAC or renovations.
We look for signs that structural walls or posts have been removed or altered without adequate support, including undersized lintels, poor bearing points and uneven deflection lines. This is a key risk in Hawthorn homes that have been opened up for larger kitchens and living areas.
We assess bulging, stepped cracking, separation at corners, and deterioration around openings that can indicate structural instability rather than surface wear. For older brick homes and decorative façades, early detection helps prevent escalation into major rebuild work.
We identify evidence of long-term moisture exposure from leaks, failed wet areas, or ineffective stormwater discharge that can weaken structural timbers and contribute to movement. Moisture-driven defects often sit behind bathrooms, laundries and rear extensions where services have been added.
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Find answers to the most frequently asked questions about our inspection service.
In Hawthorn, we often see movement-related cracking in older homes, subfloor issues such as deteriorated stumps or inadequate supports, and roof framing problems where older structures have been modified for extensions or services. Renovations can also introduce defects if load-bearing walls were altered without proper support. We focus on identifying defects that affect stability and safety, not just minor cosmetic cracking.
Yes. We assess the crack type, width, direction and location, then consider related indicators such as doors sticking, uneven floors, separation at cornices and external brickwork patterns. Some cracking is cosmetic, but stepped cracking in masonry, diagonal cracks from openings, or cracks that change over time can indicate structural movement. We’ll explain what the evidence suggests and what further checks may be needed.
Where access is safe and available, we inspect the roof space to look for structural concerns such as sagging members, altered trusses or rafters, inadequate bracing, and damage linked to leaks. Roof structure issues can present as ceiling cracking, racked walls or ongoing movement. If access is restricted, we’ll note the limitation and advise practical options for further assessment.
Many Hawthorn properties have been extended or opened up internally, which can change how loads are carried through walls, beams and posts. If structural elements were removed or undersized supports were installed, you may see deflection, cracking and unevenness that worsens over time. We look for renovation indicators that suggest structural changes, then assess whether the outcomes appear consistent with adequate support and stable performance.
If we identify a defect that suggests significant movement, compromised framing, or stability risk, we’ll explain the likely cause and the urgency. Next steps often include obtaining a structural engineer’s advice, getting targeted quotes from qualified trades, and confirming whether repairs require approvals. If you’re buying, you can use the findings to renegotiate, set conditions, or reconsider the purchase based on risk and cost.
Still have questions?
Get in TouchACE Building and Pest Inspections focuses on the structural “deal-breakers” that can hide behind Hawthorn’s period finishes and renovation work. Call 0413 163 187 to organise an inspection.