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Holmesglen homes range from older brick veneers to newer townhouses—our inspection targets movement cracking, roof drainage issues and renovation shortcuts that can be costly to fix after settlement.
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Our comprehensive service includes everything you need to make an informed decision about your property.
We check for signs of footing movement such as step cracking in brickwork, uneven floors, sticking doors/windows and gaps at skirtings. Where accessible, we assess subfloor ventilation and moisture conditions that can contribute to timber decay and long-term distortion. This matters in Holmesglen where older homes and later extensions can move differently over time.
We inspect the roof covering, flashings, valleys and penetrations, plus the roof space where accessible to look for leaks, sagging, framing concerns and moisture staining. We also assess gutters, downpipes and discharge points, because poor stormwater handling can drive dampness, undermine footings and cause internal ceiling damage.
We assess external wall condition, including cracking patterns, mortar deterioration, sealant failures and gaps around openings. For newer builds or reclad sections, we look for installation defects that can allow water entry. Catching these early helps you avoid expensive remedial works and protects the structure.
Bathrooms, laundries and kitchens are checked for visible signs of water damage, inadequate sealing, deteriorated grout, swelling to cabinetry and dampness indicators around showers and penetrations. Wet area issues can be hidden behind tiles and linings, so we document any warning signs that suggest further investigation may be needed.
We look for visible plumbing defects such as leaking fittings, corrosion, poor pipe support, inadequate overflow provisions and signs of past leaks. We also consider how site drainage is performing around the building, because surface water ponding and poor fall away from the house can contribute to dampness and footing movement.
While a building inspection isn’t a full electrical test, we identify visible safety hazards and common compliance concerns such as damaged switch plates, exposed wiring, unsafe DIY modifications and moisture risks near electrical points. We flag where a licensed electrician should carry out further testing, helping you plan costs and reduce safety risks.
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Professional inspections with attention to every detail. Here's a glimpse of our work.
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Find answers to the most frequently asked questions about our inspection service.
A Holmesglen Building Inspection focuses on the accessible parts of the property: foundations and visible movement, walls and framing, roofing and roof drainage, internal rooms, wet areas, subfloor/roof space where accessible, and visible plumbing and electrical safety issues. We document defects and safety hazards, explain likely causes, and prioritise what needs urgent attention versus maintenance, with photos to support decision-making.
They can be, particularly where drainage is poor, footing conditions vary, or the home has been extended over time. In Holmesglen we often see properties where original sections and later additions settle differently, which can show as step cracking in brickwork, internal plaster cracking or uneven floors. Our inspection looks at crack patterns, site drainage and other movement indicators to help you assess risk and next steps.
Yes. A tidy property can still have issues such as roof leaks concealed by fresh paint, moisture damage behind cabinetry, or unsafe DIY electrical work. During the inspection we look for indicators like staining, warped materials, poor sealing in wet areas, loose handrails, trip hazards and visible electrical concerns. We then outline what’s urgent, what’s monitor-and-maintain, and what needs specialist testing.
Newer builds and renovated homes can hide problems behind finishes. In Holmesglen, pay attention to wet area waterproofing cues (swelling, musty odours, failed seals), balcony and external junction details, roof drainage discharge points, and any cracks that suggest movement. We also note workmanship red flags such as uneven tiling, poorly sealed penetrations and gaps around windows that can lead to water ingress.
Booking times depend on access and availability, but we aim to fit in pre-purchase timeframes wherever possible. Once the inspection is complete, you’ll receive a detailed report with photos and clear priorities. If you want to talk through the findings—especially big-ticket items like movement, roof condition or moisture risks—you can call and we’ll explain what we found and what it means for your purchase decision.
Still have questions?
Get in TouchChoose ACE Building and Pest Inspections for a practical, defect-focused inspection that highlights structural, roof, moisture and safety risks relevant to Holmesglen homes. Call 0485 857 077.