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Holmesglen homes range from older brick veneers and weatherboards to modern townhouses—each can hide costly defects like footing movement, roof leaks and unsafe alterations from past renovations.
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Our comprehensive service includes everything you need to make an informed decision about your property.
We look for stepping cracks in brickwork, distortion around windows and doors, uneven floors, and signs of slab edge movement. These indicators help determine whether cracking is cosmetic or linked to structural movement that can worsen and become expensive to stabilise.
We inspect accessible roof spaces and external roof elements for sagging, water staining, damaged flashing, loose tiles or sheets, and blocked valleys. Roof defects often present as ceiling stains and mould but originate from small failures that allow ongoing timber decay and insulation damage.
We check wet areas, external walls, and subfloor zones for moisture damage, mould risk conditions, deteriorated skirtings, salt staining, and inadequate ventilation. Persistent moisture can degrade structural timbers, trigger plaster failure, and indicate drainage or waterproofing defects that require targeted repairs.
We assess cracking patterns, bulging, separation at junctions, and lintel condition over openings. In older Holmesglen homes, rusting steel lintels and movement at extensions can lead to visible distortion and may indicate inadequate support or water entry accelerating corrosion.
We assess gutters, downpipes, overflow points, surface drainage and obvious site fall issues that can direct water towards the building. Poor stormwater control is a common driver of subfloor damp, footing movement and repeated internal moisture problems.
While not a full compliance certification, we identify visible hazards and non-compliant indicators such as exposed wiring, damaged switchgear, unsafe wet-area fittings, plumbing leaks, inadequate overflow relief signs, and water damage around services. These issues can represent immediate safety risks and expensive rectification.
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Find answers to the most frequently asked questions about our inspection service.
In Holmesglen we often see cracking linked to footing movement, moisture issues from drainage or wet-area waterproofing failures, and roof leaks that have been present long enough to stain ceilings or affect framing. With renovations and extensions across different eras, we also find junction cracks, uneven floors, and occasional safety hazards from older electrical or plumbing alterations that don’t align with current expectations.
We assess the crack type, location and pattern, along with related signs such as sticking doors, sloping floors, gaps at cornices, and cracking that steps through brick mortar joints. Cosmetic cracks are usually fine and stable, but movement-related cracks can indicate footing or framing issues. If the indicators point to structural movement, we’ll explain the likely cause and recommend whether an engineer should be engaged.
Yes, where safe and accessible. Roof spaces can reveal leak pathways, damaged framing, poor ventilation and past water entry that isn’t obvious from inside the home. Subfloors can show moisture conditions, timber deterioration, inadequate ventilation and plumbing leaks. If access is restricted or unsafe, we document the limitation and explain what risk it creates and how you can arrange further access or specialist inspection.
They can. Newer townhouses may show issues like inadequate drainage detail, balcony and wet-area waterproofing failures, or cracking from differential movement between attached walls and slabs. Older houses more commonly present ageing roofs, original stormwater systems, and extensions that settle differently to the original structure. We tailor the inspection to the building type and highlight defects most likely to impact safety, durability and future maintenance costs.
No. Our inspection identifies and documents major defects and the building symptoms that suggest structural or safety concerns. An engineer’s report provides design-level analysis and specific structural rectification details where required. If we see indicators that warrant engineering input—such as significant movement, structural cracking patterns, or compromised support elements—we’ll clearly recommend engaging a structural engineer and outline what to ask for.
Still have questions?
Get in TouchACE Building and Pest Inspections focuses on the defects that can derail a Holmesglen purchase—movement, moisture, roofing failures and safety hazards—so you can act with clear priorities. Call 0485 857 077.