Should I book the inspection before or after I make an offer?

Either works, and the right choice depends on how you are buying. For a private sale, most buyers make an offer subject to a satisfactory building and pest inspection, which protects the deposit while the property is checked. Ordering the inspection first costs you money on a property you might not end up winning, but it puts you in a stronger position because you are negotiating with the findings already in hand. At auction the decision is made for you, since a winning bid is unconditional and no inspection clause can be attached afterwards. If you are weighing up several properties, a quick call with Nick on 0438 280 420 will usually sort out which order makes sense.

Do building inspectors check for asbestos?

A standard inspection carried out to AS 4349.1 is a visual assessment, and asbestos cannot be confirmed visually. What we can do is flag materials consistent with asbestos containing products, which in Victorian homes commonly means cement sheeting to eaves, bathroom and laundry linings, older fencing and some roof sheeting. Anything built before the mid-1980s carries a reasonable likelihood of containing it somewhere. Where we see something suspect, it is noted in the report with a recommendation for sampling by a licensed assessor, because only laboratory testing gives a definitive answer. Undisturbed material in sound condition is generally not an immediate concern, but it matters a great deal if you plan to renovate.

Is there a pass or fail, and what happens if the property does not stack up?

There is no pass or fail. An inspection is not an examination the property either clears or flunks, and no inspector issues a certificate declaring a home sound. What you receive is a description of the property's condition on the day, with defects identified and photographed so you can weigh them yourself. Almost every established home returns a list of findings, and that is normal rather than alarming. The judgement about whether the property is still worth buying is yours, and it turns on the cost and complexity of what was found against what you are paying. Nick talks you through the findings by phone so that decision is an informed one.

How long does the report stay relevant?

The report describes the property as it was on the day of inspection, so it has no formal expiry but it does age. For a purchase running on a normal timeline of a few weeks between inspection and settlement, it remains an accurate picture. Beyond a few months conditions can shift, particularly with anything moisture or pest related, since a wet Melbourne winter can change a subfloor considerably and termite activity can establish in a matter of months. If a sale falls through and you come back to the same property a year later, a fresh inspection is the safer course rather than relying on the earlier document.

Do building inspectors need to be licensed in Victoria?

Victoria does not licence pre-purchase building inspectors the way it registers builders and building surveyors, which means the standard of practitioners varies more than most buyers expect. Since the entry bar is low, what you should check is the substance behind the name: relevant trade or building experience, current professional indemnity and public liability cover, membership of a recognised industry body, and inspections carried out to AS 4349.1. All our inspections are conducted personally by Nick, a qualified carpenter by trade, and we have held HIA membership for more than fifteen years with full insurance in place. Ask any inspector you are considering to confirm the same in writing.

Do you inspect apartments and units, or only houses?

We inspect apartments, units, townhouses and villas as well as freestanding houses. The difference with strata titled property is scope. The inspection covers the interior of the lot you are buying, along with accessible common areas immediately serving it, such as the entry, balcony and any allocated car space or storage cage. Building wide elements including the roof, facade, lifts and basement usually sit with the owners corporation, so problems there become shared costs rather than yours alone. For that reason an apartment inspection works best read alongside the owners corporation certificate and recent meeting minutes, which reveal known defects, planned works and any special levy on the horizon.

What is the difference between a major defect and a minor defect?

The distinction matters because it tells you which findings deserve your attention. A major defect is one affecting the structural integrity, weather tightness, safety or serviceability of the building, or one that will need significant work to correct. Think substantial movement in footings, a compromised roof structure, active water penetration or an unsafe balustrade. A minor defect is the everyday deterioration and imperfect workmanship any building accumulates, such as small render cracks, perished seals, sticking doors or worn paintwork. Our reports separate the two rather than presenting one long undifferentiated list, so you can see at a glance which items are material to your decision and which are simply maintenance.

Is the plumbing and electrical overview enough, or do I need separate trade inspections?

The overview tells you what is visible and apparent, which for most buyers is sufficient. We note obvious issues such as corroded pipework, poor drainage, evident leaks, exposed or clearly amateur wiring and missing safety switches. What it is not is a licensed plumbing or electrical certificate, because testing circuits, pressure testing pipes and running a drain camera all sit outside a visual inspection. If our report raises a concern, or the home is older and has never been rewired or replumbed, engaging a licensed electrician or plumber for a specific assessment is money far better spent before settlement than after.

Can I have an inspection on a property I already own?

Yes. Post purchase and maintenance inspections are a regular part of what we do, and there are several good reasons to book one. Owners commonly arrange an inspection before starting renovations, when preparing to sell and wanting to address problems before a buyer finds them, when something new has appeared such as a crack or a damp patch, or simply as a periodic health check on an older home. Investors also use them between tenancies to document condition. The report is the same detailed document with colour photographs, giving you a prioritised picture of what needs doing now and what can wait.

I am buying from an owner-builder. Is there anything I should know?

Yes, this situation carries both extra risk and extra rules. In Victoria an owner-builder selling within roughly six and a half years of the occupancy permit or final inspection is generally required to provide a defects report prepared by a prescribed practitioner, and warranty insurance may also apply. Buyers often hear this referred to loosely as the seven year rule. Beyond the paperwork, owner-built work varies enormously in quality, and an independent inspection is especially worthwhile where the person who built the home also signed off on their own decisions. Confirm the legal position with your conveyancer, then call us on 0438 280 420 to arrange the inspection.

How to avoid a serious hidden defect?

A hidden defect is your worst nightmare when buying a home. However, septic installations are a frequent source of conflict and a problem of the most unpleasant to manage. Indeed, there are countless new buyers who find themselves with a non-compliant septic system, who must then take legal action against the previous owners and/or pay thousands of dollars to rectify the problem.

A septic system consists of a septic tank and a septic field. The pit is a buried hermetic tank that receives wastewater. The leaching field consists of a network of perforated pipes buried in gravel trenches, where the sewage coming out of the pit ends.

It is particularly important that these systems are in order, as failure can lead to contamination of well water, sewer backups into the house, and sewage discharges into the environment. Such problems are serious because they can not only have an impact on your health but also diminish the value of your new property.

How to avoid problems before you even engage in a transaction?

You will see here some simple steps that will help you avoid a lot of trouble.

Septic installation or not?

You have finally found a house that really interests you? First of all, find out if it has a sewage treatment system or if it is connected to the municipal sewage system.

If the property is connected to utilities, this process will be useless.
On the other hand, if the house has a septic tank and a septic tank, you must inform yourself about the conformity of the system.

How old is the installation?

Before you even get into the tendering process, ask the current owner how old the septic tank and the septic field are.

If the pit is before 1980, ask what material it is made of. Know that since 1980, metal septic tanks are no longer allowed. If the house you are considering is made of steel, it is probably all rusted and broken and will need to be replaced to meet the standards.

Since August 1981, a permit is required to rebuild or restore a septic system. If the installation was made after this date, require the owner to provide you with a copy of the permit. If the owner has not applied for a permit during installation or renovation, the septic tank does not comply, which could cause you a lot of trouble. Do not buy the house without having the installation inspected and inform the municipality of the steps to follow to ensure compliance.

Require all documents related to septic installation

In addition to the development permit, ask the owner for any copies of the documents relating to:

On the purchase of the septic system (for details of the supplier)
Repairing the septic tank or septic field (you will know if problems
have occurred along the way)
Drainage done since installation (usually done every
two years for a principal residence)

Check how many rooms the installation can support

Make sure the number of rooms is in compliance with the permit. For example, if the permit states that the facility is adequate for only 3 bedrooms and that 4 bedrooms are listed on the listing, that means there is likely to be non-compliance. In this case, require the landlord to provide you with a copy of the renovation permit that should have been obtained before adding a fourth bedroom. If he does not have it in hand, beware because the municipality could inspect your septic system and require corrections too often expensive.

Use public registers

In the event that the owner is unable to provide you with all the necessary information to ensure that the septic installation is in compliance, do not hesitate to contact the Service or the Territory Management Division of the municipality where the house is. As the information on the buildings is public, they will give you the information they have on hand and answer your questions, with good knowledge of laws and regulations. You can either:

Speak directly to a municipal inspector
Fill out an online application form and wait to be contacted
Get information directly online via the municipality’s website

Note that if you are dealing with a real estate broker, he may have access to relevant information about the house via a web platform that requires a subscription.

Attention to clogging of the leaching field

Clogging is a fairly common problem in septic systems, which reduces system throughput. There is an obstruction when mud forms in the leaching field. The use of toxic products or fats can reduce the number of good bacteria that digest and reduce the presence of sludge and may cause undesirable accumulation.

Here are 6 symptoms of clogging. Be careful when you visit the house you like, to see if you detect one.

Water pushes back and overflows where the septic tank cover is
The water level is high in the tank of the pit
The soil is moist, spongy on the surface of the leaching field
The vegetation is denser than elsewhere in the field
Sinks and sinks make abnormal sounds (“glouglou”) and referrals evacuate badly
There are foul odours outside or even inside the building

When to carry out an inspection?

If you feel that you do not have enough information on hand, or that the septic system has any problems, call in a specialist to have it inspected and make sure everything is in order and in order before proceeding. an offer to purchase. You can get along with the seller to share the costs of the inspection.

The life of a septic system is about 20-25 years. If the property you want to buy dates from before 2000, be aware that you will probably have to replace it within 10 years, or at least do some work to give it a second life. If this is the case, have the work evaluated carefully and take into account this big expense to come in your bid. The price of a septic system can range from $ 10,000 to $ 30,000 depending on several factors.

Before making an offer to buy a house, do not forget to have the building inspected by building inspections in Melbourne

If you’re in need of reliable building inspections in Warrandyte, building inspections in Boronia, building inspections in Box Hill, or building inspections in Camberwell, look no further. Our experienced team of inspectors will thoroughly assess the condition of your property, identifying any potential issues or safety concerns. With our comprehensive reports, you’ll have the peace of mind knowing the true state of your building.

How to avoid a serious hidden defect? The steps to follow

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How to avoid a serious hidden defect? The steps to follow