No home is perfect with most having at least some building defects. However, it is important to know exactly what those defects are and what is required before buying the house. The last thing you need is to be stuck with a house that’s a constant money pit or go into the purchase blind.
Knowing what to look for in a building and Pest Inspection report can help you make an informed decision about the property. As some building defects are more concerning than others and may need further investigation before you decide. Here are the top things to look for when reading through your building and pest report.
1. Raising damp and other moisture damage
Rising damp and moisture damage is particularly concerning if found during a building and pest inspection. As these issues can lead to more serious problems and structural issues if left untreated. Raising damp is caused by moisture from the ground raising up through the walls. It can lead to damage to your flooring, plaster and other decorative finishes. It is also often accompanied by an unpleasant smell and can lead to health issues like mould.
Repairing raising damp can be very costly and sometimes complex to repair. If raising damp is noted as a potential issue at the property you’re looking at purchasing, it is important to contact a damp-proof course specialist. They will be able to provide further advice, recommendations and cost estimates for repairs.
Any other moisture damage should also be further investigated to determine the cause of the moisture. In some cases, you may need to contact a licensed plumber or leak detection company.
2. Live termites and termite damage
Termites are highly active in Queensland and can cause serious damage to a home if left undetected. This damage can be costly to repair so it’s important to get a clear understanding of the extent of the termite damage and whether there is still current termite activity at the property before you buy it.
The best course of action, if termites or termite damage is noted in your building and pest report, is to contact the inspector. Every situation will vary as termites are living creatures and strategies for treatment or repairs need be assessed on a case-by-case basis.
3. Thermal imaging abnormalities
The best building and pest inspectors will use a thermal imaging camera during the inspection. This technology allows our inspectors to identify anomalies that may not be visible to the human eye. Such as abnormal hot/cold patterns which can indicate termite activity and moisture problems.
If thermal imaging anomalies have been identified, it’s important to determine the cause of the anomaly. For example, an abnormal cold pattern besides a shower may indicate either a leaking shower, timber fungal decay or termites. Depending on the circumstances, you may need to contact other licensed trades for further advice, recommendations, and repairs.
4. Subfloor and foundation problems
If the property is highset (meaning it is up off the ground), it’s important to look for any issues with the subfloor in the report. As the subfloor is the foundation of the home any issues in this area can affect the entire house. Depending on the severity of the issue, it may even compromise the structural integrity of the home.
Common subfloor issues include cracked foundation stumps, poor ventilation and water ponding underneath the house. The cost of repairs varies greatly depending on the type of problem. For example, fixing poor ventilation underneath the subfloor is much easier than replacing cracked foundation stumps.
For this reason, it is important to have clarity of what the problem is and get quotes for repairs before buying the property. Depending on the issue, you may need to contact a licensed carpenter, underpinner or structural engineer for further advice and cost estimates.
5. Major building defects
The Queensland Building and Construction Commission defines major defects as any issues that affect the livability or safety of the property. It may also include any minor issues that could turn into serious problems down the track.
Common major defects include safety issues with balustrades and balconies, cracked tiles in bathrooms, excessive cracks or high moisture readings. Any major defects will be clearly listed in the building and pest report and should be addressed as soon as possible. The cost of repairs will vary depending on the type and severity of the building defect.
Major defects can often be negotiated with the vendor. For example, you may be able to ask for a lower purchase price or see if they complete the repairs prior to settlement. If the necessary repairs are greater than your budget, desire, or scope to repair, you may be able to exit the contract of sale.
6. Conducive conditions
Conducive conditions refer to conditions around a property or in a house that are attractive to termites. Thus, increasing the risk of termite infestation at the property. For this reason, it is important to pay attention to any conducive conditions listed in the report and rectify them. As it will help to prevent future termite infestations.
Common conducive conditions include trees overhanging gutters, air conditioners and water tanks not being properly diverted, garden beds up against the house and timber debris laying around the property.
Understanding the limitations of a building and pest inspection
A building and pest inspection is a visual inspection of a property to determine its current condition. Under Australian Standards, building and pest inspectors can only visually check accessible areas within 30 meters of the home.
This means building and pest inspectors cannot move stored goods, furniture, lift carpet, look behind curtains, or remove wall sheets to see what’s happening behind those areas. As this is simply not practical during a building and pest inspection.
Building and pest inspectors use every tool available to them to identify building defects and any evidence of live termites and termite damage. Such as a moisture meter and thermal imaging camera. However, there’s simply no way of seeing behind walls and other solid objects without conducting a more invasive inspection.
An invasive inspection refers to any inspection that goes beyond a visual inspection. Such as moving stored goods, drilling holes in walls, removing plaster or pulling up carpet. For this reason, the full extent of a termite infestation, termites or termite damage, and other building defects may only present once you move into the property, start renovating or conduct an invasive inspection.
Will the building and pest inspector advise me not to buy the house?
A professional building and pest inspector will not advise on whether you should buy the property or not. Instead, the role of the building and pest inspector is to provide you with enough information so that you can make an informed decision.
Every situation is unique. Some buyers will buy the property regardless of defects and will happily make the necessary repairs. Others will walk away from the property. As it is all dependent on the severity of the building defects, termite damage, your budget, and whether you have the desire or capacity to complete repairs.
For this reason, building and pest inspectors cannot be reasonably expected to understand all the details of each situation to adequately advise whether the home is a good purchase for you or not.
Ultimately, it’s your decision whether to buy the property based on the findings of the report. The report is there simply to help you have enough information about the property to make the decision, based on your current circumstances.
At Local Inspections, our inspectors are always available after the inspection if you have any follow-up questions after receiving your report.
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At Local Inspections, we pride ourselves on delivering great service, fast reporting, competitive pricing and thorough inspections. Each of our inspectors also has a minimum of 30 years of experience within the building industry to ensure you're getting the best quality inspection.
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