Kinley homes often mix older builds and renovated interiors, where hidden movement, damp from winter rain, and subfloor issues can sit behind fresh paint—an inspection helps you spot costly surprises before you sign.
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Our comprehensive service includes everything you need to make an informed decision about your property.
We check for step cracking in brickwork, gaps at skirtings and cornices, and signs of differential movement between original structures and later extensions. In Kinley, this matters because movement can indicate drainage problems or footing behaviour that becomes more noticeable after wet winters.
We inspect bathrooms, showers, laundries, kitchens, and around windows and external doors for staining, swelling, soft linings, and visible mould. These checks help identify leaks and inadequate waterproofing that can lead to timber decay and expensive re-lining work.
We look for displaced tiles/sheets, flashing concerns, valley issues, and evidence of previous leaks where accessible, including water marks on rafters and ceiling penetrations. Roof defects can drive ongoing ceiling repairs and contribute to moisture problems inside the home.
For homes with a subfloor, we assess ventilation, damp ground conditions, visible bearer/joist condition, and signs of timber deterioration. Poor airflow and moisture can create long-term structural issues and increase the likelihood of concealed decay.
We check how water is directed around the dwelling, including visible downpipe discharge points, ponding risks, and whether ground levels sit too high against walls. In Kinley’s wetter months, poor drainage can contribute to rising damp, subfloor moisture, and footing movement.
We identify visible hazards such as deteriorated decking/steps, loose balustrades, damaged ceilings, and signs of DIY alterations. These items can affect immediate repair costs and help you plan what must be addressed before moving in.
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Find answers to the most frequently asked questions about our inspection service.
In Kinley we often see a mix of original construction and later updates, so we pay close attention to cracking patterns, transitions between extensions and the main dwelling, and moisture around wet areas. We also watch for roof leak indicators, poor subfloor ventilation in older-style homes, and drainage that directs water back toward the building. Your report prioritises what needs action and what to monitor.
Yes. A pre purchase inspection looks beyond the surface finish. We visually assess wet areas for signs of leaking, inadequate waterproofing, swelling to cabinetry or skirtings, and moisture-related staining where accessible. While we don’t perform invasive testing, we flag risk indicators that suggest further checking before you proceed, especially if the renovation appears recent or has limited ventilation.
Time on site depends on the property size, access to roof space/subfloor, and overall condition, but we allow enough time to inspect thoroughly rather than rush. You receive a detailed written report outlining defects, their likely implications, and recommended next steps. We also explain key findings in plain language so you can make a confident decision.
They can be. On sloping sites, water management is critical, and retaining elements or changes in ground levels can influence how moisture behaves around the home. Split-level designs may also show movement at junctions where different parts of the building respond differently. During the inspection we look for cracking patterns, drainage direction, and any signs that water is pooling or being trapped near footings.
Yes, attending is a good idea if you can. Walking the property with the inspector helps you understand what’s minor maintenance versus a defect that could affect negotiations or safety. We’ll point out key areas such as moisture-prone zones, roof leak indicators, and any movement concerns, and we’ll explain what we can confirm visually and what may need specialist follow-up.
Still have questions?
Get in TouchACE Building and Pest Inspections delivers a buyer-focused, defect-prioritised report for Kinley properties so you can negotiate or walk away with confidence. Call 0413 163 187.