10 things to know for building inspection
1. Cracking
Up to two-thirds of houses inspected in some older suburbs will show some evidence of cracking, especially with our recent long dry spells. Repairing this could cost anywhere from $300 to $20,000 for underpinning.
This just goes to show how valuable a pre-purchase inspection can be. You will know what expenses you are likely to be in for, and the inspection report could be used as a bargaining tool to lower the purchase price of the property.
2. Rising Damp
Many inner suburban houses in Melbourne and Sydney will have evidence of rising damp. This is because many of these houses were built on stone foundations, and stone and brick are quite porous. These problems can be fixed, but it can cost between $5,000 and $10,000 to fix a damp problem.
3. Electrical faults
Electrical faults are commonly seen in houses that were about 60 years old - the lifespan for electrical wiring. It could cost anywhere between $3,000 to $4,000 to have a house rewired.
4. Framing Faults
Faults in the frames of many older houses that could involve spending up to $20,000. This is because the poor structure could result in collapse of the roof requiring a complete new roof system.
5. Roof Problems
Roof problems are found in many older houses and some of these will be related to poor house frames.
6. Illegal Building extensions
There is a chance that you will be buying other people's problems if you buy a house which has an illegal extension. That is, an extension that was built without council approval.
It may not cost you anything if you are prepared to keep the house as it is, but it could cost up to $50,000 if the whole extension needs to be rebuilt. If you intend to alter your property, when you submit your plans for additions or alterations to the council, they will become aware that there are some existing changes to the property that were made without there knowledge and approval.
7. Timber rot
In some suburbs, many houses suffer from some form of timber rot. The extent will vary greatly from windows that could be relaced for $600 to thousands of dollars for more extensive damage. Replacing rotten stumps could cost about $5,000 to $10,000 for an average home.
8. Rotten Stumps
In the past it was thought that only wooden stumps would rot away and concrete stumps didn't rot. But now it has been realised that, after about 40 years, the steel reinforcing inside concrete stumps rusts - causing the surrounding concrete to crumble. This is a common problem seen in houses build about 40 years ago.
9. Termites
If the stumps or other parts of the property show signs of termites, a treatment could cost between $500 and $2,000. If the termites have caused damage to other parts of the property the cost could be horrendous.
10. Poor water supply
Poor water pressure occurs when the galvanised pipes used in many old homes starts to rust from the inside. This shows up as discoloured water and a sudden drop in water pressure when more that one tap is turned on. To rectify this problem the property will need to be replumbed at a typical cost of $3,000 to $4,000.
Newer houses are built using copper pipes or PVC pipes that do not rust.
Up to two-thirds of houses inspected in some older suburbs will show some evidence of cracking, especially with our recent long dry spells. Repairing this could cost anywhere from $300 to $20,000 for underpinning.
This just goes to show how valuable a pre-purchase inspection can be. You will know what expenses you are likely to be in for, and the inspection report could be used as a bargaining tool to lower the purchase price of the property.
2. Rising Damp
Many inner suburban houses in Melbourne and Sydney will have evidence of rising damp. This is because many of these houses were built on stone foundations, and stone and brick are quite porous. These problems can be fixed, but it can cost between $5,000 and $10,000 to fix a damp problem.
3. Electrical faults
Electrical faults are commonly seen in houses that were about 60 years old - the lifespan for electrical wiring. It could cost anywhere between $3,000 to $4,000 to have a house rewired.
4. Framing Faults
Faults in the frames of many older houses that could involve spending up to $20,000. This is because the poor structure could result in collapse of the roof requiring a complete new roof system.
5. Roof Problems
Roof problems are found in many older houses and some of these will be related to poor house frames.
6. Illegal Building extensions
There is a chance that you will be buying other people's problems if you buy a house which has an illegal extension. That is, an extension that was built without council approval.
It may not cost you anything if you are prepared to keep the house as it is, but it could cost up to $50,000 if the whole extension needs to be rebuilt. If you intend to alter your property, when you submit your plans for additions or alterations to the council, they will become aware that there are some existing changes to the property that were made without there knowledge and approval.
7. Timber rot
In some suburbs, many houses suffer from some form of timber rot. The extent will vary greatly from windows that could be relaced for $600 to thousands of dollars for more extensive damage. Replacing rotten stumps could cost about $5,000 to $10,000 for an average home.
8. Rotten Stumps
In the past it was thought that only wooden stumps would rot away and concrete stumps didn't rot. But now it has been realised that, after about 40 years, the steel reinforcing inside concrete stumps rusts - causing the surrounding concrete to crumble. This is a common problem seen in houses build about 40 years ago.
9. Termites
If the stumps or other parts of the property show signs of termites, a treatment could cost between $500 and $2,000. If the termites have caused damage to other parts of the property the cost could be horrendous.
10. Poor water supply
Poor water pressure occurs when the galvanised pipes used in many old homes starts to rust from the inside. This shows up as discoloured water and a sudden drop in water pressure when more that one tap is turned on. To rectify this problem the property will need to be replumbed at a typical cost of $3,000 to $4,000.
Newer houses are built using copper pipes or PVC pipes that do not rust.
posted by Rich8rd | 7:19 PM
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