It’s easy to fall in love with a well-presented home when you first inspect it. That’s the whole point; most sellers spend significant time and money making sure their property looks its best for potential buyers. But just because a place presents well, that doesn’t necessarily mean it’s a good buy.
A freshly painted façade and carefully styled bathroom can hide a myriad of sins. There are a few common problems, in particular, that many homes in Victoria experience. Knowing what these are, and what signs you should be looking for can help you avoid making a very costly mistake.
The Telltale Signs of an Unsteady Foundation
Large parts of the state, including significant swathes of Melbourne, are known for their clay soils. These are dense and nutrient-rich, but also have poor drainage and are highly reactive, expanding when wet and shrinking when dry. This creates challenges for any structures built on these soils, as the movement can lead to instability and damage.
‘Stair-step cracking’ in the mortar around brickwork is one of the most obvious signs of a moving foundation. It usually appears around windows and doors, and on external walls, and follows a diagonal, step-like path. While hairline cracks are generally harmless, if gaps are wider than around 5mm, repairs will usually be required.
Sticking doors and windows, uneven floors, and cracks between walls and ceilings are also common signs of foundation movement. These issues aren’t necessarily deal breakers, but, depending on their severity, they could suggest that additional underpinning is required.
Waterproofing Failure: Australia’s Most Common Home Defect
Water leakage is the most common building issue in Australia, accounting for around 40% of reported faults. It is most often caused by failed or insufficient waterproofing in wet areas, like bathrooms, laundries, and balconies. This allows moisture to slowly seep into structural materials, causing them to rot and swell, and mold to grow.
The high prevalence of waterproofing issues is largely due to how difficult they are to identify. As waterproofing membranes are applied under fixtures and finishes, issues with them are usually hidden from sight. For the casual observer, it’s impossible to know what lies beneath the expensive imported tile and modern styling.
A musty smell, visible mold growth, peeling paint, and soft or drummy tiles are all signs of potential issues. But by the time these develop, significant damage has usually already been done. They could also be due to other moisture-related problems, like rising damp, condensation, and insufficient ventilation.
The Silent Invasion
The threat of termite damage is well known, particularly for properties with a lot of structural timber. But infestations are difficult to spot, as the damage usually starts deep inside the walls or under the floor. And extensive structural damage can be done long before there are any obvious signs, like blistered paintwork or hollow-sounding timber.
Other common home invaders, like rodents and birds, can also cause significant issues. Nests in roof cavities and under flooring can block ventilation and drainage, exacerbating underlying moisture issues and accelerating structural deterioration. While the presence of such pests will often be obvious, due to the noise or smell, locating and removing them can be quite difficult.
Is it Charming or Concerning?
Older-style homes are particularly risky propositions for the average buyer, as their heritage appeal can mask a range of issues. Many love the unique character of traditional Victorians and Edwardians, but sagging rooflines and bouncing floors aren’t just endearing quirks. Often, they are the result of years of deterioration and can indicate that the structure is seriously compromised.
Traditionally, most homes were built on timber stumps, which are susceptible to damage from moisture, movement, and pest activity. Roof trusses were also most commonly made from timber until fairly recently, so they are similarly at risk of long-term deterioration. These are crucial structural elements, and repairing or replacing damaged components can be quite an expensive and disruptive process.
Know Exactly What You’re Buying
There are many risks when buying a property, but unexpected structural issues don’t need to be one of them. A pre purchase building inspection, carried out by an experienced professional, can help you uncover any hidden issues. This will allow you to proceed with confidence or happily walk away, knowing exactly what you would be committing to.
While a professional inspection will add to your purchase costs, it’s a small price to pay for peace of mind. An experienced inspector will see past the cosmetic improvements, identifying any signs of serious issues lying underneath.
