Vermont homes often mix older brick veneer and weatherboard builds with renovations and extensions—exactly where hidden movement, roof framing issues, and drainage-related damage can become costly structural problems.
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We examine external and internal cracking patterns, step cracks in brickwork, and separation at corners and openings to determine whether movement may be active and structural. This helps distinguish cosmetic plaster cracking from signs of footing or slab movement that can affect the whole building.
Where access is available, we inspect for sagging or split bearers/joists, inadequate supports, packing failure, and moisture-related decay. Subfloor defects can drive uneven floors and ongoing movement, and they’re common to miss in Vermont homes with older floor systems.
We assess roof framing for signs of spread, rafter and truss alterations, over-cut members, undersized supports, and poor bracing. This matters in properties with conversions or solar/roof works, where changes can overload structural members and create long-term deformation.
We target high-risk areas such as valleys, flashings, wet areas, and around penetrations for evidence of ongoing leaks. Water ingress can lead to rot, loss of bearing at supports, and hidden damage that compromises structural integrity well before staining becomes obvious.
We check wall straightness, bulging brickwork, lintel performance above openings, and visible signs of inadequate tie-down or support. These findings can indicate overstressed elements or movement that may worsen, especially where older walls have been altered for open-plan renovations.
We review surface grading, downpipe discharge points, and evidence of poor stormwater management near footings. In Vermont’s clay soils, repeated wetting and drying cycles can exacerbate movement, so drainage faults are assessed as a key contributor to structural defects.
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Find answers to the most frequently asked questions about our inspection service.
In Vermont 3133, we often see movement-related cracking linked to reactive clay soils, subfloor support issues in older homes, and roof framing concerns where renovations or extensions have changed loads. Drainage problems that keep water near footings can accelerate movement, and long-term roof leaks can weaken structural timber. The inspection focuses on identifying defects that affect the building’s stability, not just cosmetic wear.
We look at crack location, direction, width variation, and whether it steps through brickwork or repeats around openings. We also check for related signs like sloping floors, sticking doors, separation at cornices, and external brickwork distortion. Cosmetic cracking is usually fine and stable, while structural movement often shows a consistent pattern across multiple areas and may link to footing or frame issues.
Yes—where accessible, we note visible plumbing issues that can contribute to structural damage (such as persistent leaks, poor stormwater discharge, or signs of ongoing moisture). We also identify observable electrical safety or compliance red flags, particularly where DIY work may have occurred during renovations. While not a substitute for specialist compliance certificates, these checks help flag risks that can impact safety and the building’s condition.
They can be. Vermont has many properties that have been opened up for open-plan living or extended at the rear, and structural issues can arise if walls were removed without adequate beams, if new footings weren’t integrated correctly, or if roof framing was altered. We pay close attention to junctions between original and new work, changes in floor levels, and signs of load transfer problems.
We’ll explain what we found, why it matters, and the likely drivers—such as moisture, drainage, or movement. For significant concerns, the next step is usually an engineer’s assessment to confirm the structural implications and recommend rectification. We can also suggest which trade is most relevant for follow-up (builder, roofer, plumber) so you can obtain accurate quotes and make an informed purchase decision.
Still have questions?
Get in TouchACE Building and Pest Inspections focuses on the structural red flags that can change the true cost of a Vermont purchase—call 0413 163 187 to arrange your inspection.