Why Do I need to have a house inspection completed prior to purchase?

In reality, a pre-purchase building inspection conducted by a qualified inspector can provide home buyers with a number of invaluable insights as the decision NOT to get an inspection can become a huge financial mistake and cost an ill-informed buyer money once the expensive and potentially dangerous defects arise after settlement of a house.

A short-term saving achieved by forgoing a pre-purchase Building Inspection can turn into a longer-term nightmare if there are structural defects, building defects, unsafe structures and potential risks from future water damage. Buyers who invest in them go into a property purchase with peace of mind and with their eyes fully open knowing they’re able to budget for any subsequent costs of needed repairs found in the reports.

At BIS Albury Wodonga, a Pest Report on a standard sized house can be completed for the reasonable price as damage caused by timber pests such as borers or termites may not be readily identifiable in an open house viewing. We use the Tramex Encounter Plus moisture sensor to detect active termites in wall cavities and places that are not visually accessible, as well as having extensive experience in not only searching for termites but being qualified and licensed to treat activity if it is found to have been in the property or currently active at the property.

We pride ourselves on offering some of the most reasonable rates in the industry and time after time, the thorough work of our professional inspectors has prevented many clients from making avoidable – and possibly very costly – mistakes when purchasing, renovating or performing maintenance on a property.

So If you are in the market for a property and considering whether to obtain the professional opinion of an experienced inspector, please ask yourself whether an additional small investment would have much bearing in the long term? Compared to if you opt out and proceed anyway completely unaware of possible extensive foundation problems or other costly issues down the track.

However, if you have decided to proceed with an inspection, but are shopping around for the best price – you will find costs vary considerably in the industry. For the companies charging in excess of $1,000.00, which is above what is considered a reasonable price for a building and pest inspection and the reports are often less detailed and the inspectors often have less experience than us here at Building and Pest Inspections Albury Wodonga. On the other hand, cheaper quotes can often mean inexperienced inspectors and an inferior report. Just be aware there is no regulatory body in the state of Victoria to ensure building inspectors are suitably qualified or experienced.

Inspectors here at Building and Pest Inspections Albury Wodonga have over 30 years’ experience in the building industry, with trade experience, pest control and other relevant qualifications.

Please call us on 0427 004 838 or contact us online at buildingandpestinspectionsalburywodonga.com.au with any queries which can be answered by our experienced staff.

A pre-purchase inspection with BIS Albury Wodonga or Building and Pest Inspections Albury Wodonga is an investment in your future!

Servicing all areas in Albury, Wodonga, Jindera, Holbrook, Henty, Baranduda, Chiltern, Rutherglen, Beechworth, Leneva, Corowa, Lavington and Thurgoona.

New or existing?

New home or existing?

In today’s highly competitive environment, costs have a major impact on a builder’s viability. It is common to focus on the visual and presentation aspects of a house, while overlooking unseen areas for the sake of economy. We are aware that many new home buyers on restricted budgets demand value for money and look for cost savings wherever possible. In trying to satisfy this market, it is not uncommon for the appearance of a house to take precedence over the structural components.

Unfortunately, it’s not until later that the compromises in quality, due to cost cutting, are met with disappointing results. When maintenance issues appear, today’s shortcuts become tomorrow’s disputes. It is not always easy to identify the causes of defects that occur in the finish of interior linings. Some problems can be so complex that the actual reasons behind a particular issue may never be identified.

Spare a thought for the plasterers as it is their work that is immediately questioned. We need to remember that plaster is only a surface finish product and does not add to the structural integrity of a building. It is both interesting and amusing to observe the dispute resolution process regarding maintenance issues especially when it comes to apportioning blame and costs. Some of the fancy footwork and sidestepping that follows would do any dance instructor proud. As a result, the real costs of maintenance issues are seldom quantified.

Painters and plasterers often undertake repairs as an act of goodwill or alternatively to avoid conflict and ensure future business. When maintenance issues arise they are often the result of a combination of factors:-

  • Slab heaving
  • Building movement/reactive soils
  • Absence of proper framing (particularly around cornice lines and sheet ends)
  • Insufficient framing at directional truss change, or wall ends.
  • Lack of ventilation to rooms ie bathrooms, laundries, bedrooms as well as, sub floors and ceiling voids
  • No sarking under low pitch tile roofs
  • The use of ceiling joists running parallel between wide-spaced trusses to obviate the need for ceiling battens
  • Shrinkage and/or settlement on large bulkheads, particularly where they support a truss load for the full length of a room
  • Plasterboard installed over wet framing and the list goes on.

With the majority of these issues dealt with and forgotten about in the early life of the building don’t be led into a false sense of security as there are two more obstacles to overcome.

As there is an emerging trend where consumers are selling their homes earlier than previous generations. When this happens within the building guarantee period, the builder is often called in to rectify maintenance items in preparation for the sale. This is a growing cost that the builder has had little exposure to previously.

Also prospective buyers of recently built homes will often negotiate a lower price with an owner to take account of maintenance items. Once the sale has been completed, the new owner sometimes calls in the original builder to rectify those same items under the terms of the building guarantee. The new owner has had two wins. The first being the reduced purchase price and the second is having the items rectified at no cost by the builder. This is another growing area of concern for builders.

As building industry legislation has defined maintenance responsibilities, consumers have become more aware of their entitlements due to the competitive nature of the building industry. There is a need to ensure that maintenance costs are minimised.

Hopefully I haven’t put anyone off buying a new or near new home as the build quality and regulation and inspections required which have been introduced over the past decade or so have for the most part made Australian homes better engineered and to a stricter set of building rules.

As a consequence it’s even more important than ever to have a pre-purchase building and timber pest inspection done by a reputable inspector with sufficient knowledge of current building regulations and systems to ensure your new purchase is all it could be and will provide a safe comfortable home for you and your family or as a solid bricks and mortar investment into the future.

Andrew

www.buildingandpestinspectionsalburywodonga.com.au

www.buildinginspectionservice.com.au

www.bisalbury.com.au

www.cpcaw.com.au

www.cpsaw.com.au

 

Also readable at:

http://www.build.com.au/new-or-existing-which

https://www.houzz.com.au/discussions/4759964/new-home-or-existing

Cheap way of adding bricks and mortar to your portfolio

 

So why do I need an inspection, we looked over the property and it all looks pretty good and won’t my solicitor look after me if things go wrong?

The short answer is not every problem with a property is immediately apparent and sometimes it takes a good look in the subfloor or in the far reaches of the ceiling void to find either a problem or potential problem from water leaks through to timber pests such as termites or borers along with any number of other things which could seriously affect the structure of your property.

As a purchaser your solicitor or conveyancer will often suggest that a clause in the contract states your purchase is contingent on a satisfactory Building and Pest Inspection and the reason is they want to ensure that as a purchaser you are fully aware of the current and potential items a property may have.

Having conducted literally hundreds of building inspections for major Australian building manufacturers and supply companies for product faults or installation issues through to home owners wanting confirmation that their home is safe and built in accordance with manufacturers specifications, it makes sense to use this experience and knowledge to conduct pre purchase inspections for potential home owners.

Andrew

www.bisalbury.com.au

 

Are you ready to buy???

Ready to buy!!!!

So you’re ready to buy your first home?

A new home? Investment Property? Or that little weekender on the Coast or tree change?

So why do I need an inspection, we looked over the property and it all looks pretty good and won’t my solicitor look after me if things go wrong?

The short answer is not every problem with a property is immediately apparent and sometimes it takes a good look in the subfloor or in the far reaches of the ceiling void to find either a problem or potential problem from water leaks through to timber pests such as termites or borers along with any number of other things which could seriously affect the structure of your property.

As a purchaser your solicitor or conveyancer will often suggest that a clause in the contract states your purchase is contingent on a satisfactory Building and Pest Inspection and the reason is they want to ensure that as a purchaser you are fully aware of the current and potential items a property may have.

Having conducted literally hundreds of building inspections for major Australian building manufacturers and supply companies for product faults or installation issues through to home owners wanting confirmation that their home is safe and built in accordance with manufacturers specifications, it makes sense to use this experience and knowledge to conduct pre purchase inspections for potential home owners.

Like many things in life there are guidelines set out to conduct an inspection in Australia it is AS4349.1 2007 for Structural Inspections and AS4349.1 2010 Timber Pest Inspections, which are a minimum that should be used when conducting an inspection as these guidelines were produced by industry

Scope of standard AS4349.1 2007

The Standard sets out recommendations for the visual inspection of residential buildings, including pre-purchase inspections and for the preparation of the appropriate property inspection reports.

 

The Scope of the Standard AS4349.3 2010

This Standard sets out the minimum acceptable requirements for visual inspection and reporting on the activity of timber pests.
Timber pests that damage timber specifically include subterranean and dampwood termites, borers of seasoned timber and wood decay fungi.
The purpose of a timber pest inspection in a building is to assess the following:
(a) Evidence of timber pests.
(b) Severity of damage caused by timber pests.
(c) Susceptibility of building to infestation by timber pests.
(d) Remedial and protective measures required.
(e) And any Further investigations if required.

 

Always ensure the inspector refers to the Standard, ask if they have professional indemnity insurance, if they don’t insist on sending through an agreement prior to the inspection, they’re not following the standard and should be considered ‘Suspect’ as far as the quality of the inspection and subsequent report, it’s really that simple and most inspection companies claim to use the Standard only 1 in about 60 or less will follow the guidelines.  Luckily for you we here at Building and Pest Inspections Albury Wodonga meet the standard on every inspection we conduct and actually exceed these requirements, so you’re getting the best inspection for your money, completed by competent inspectors with a wealth of industry knowledge and training. Visit our website for more information to find out how we can preform the inspection you deserve.

Andrew Bounader

Building and Pest Inspections Albury Wodonga

Building Inspection Service

CPC Complete Pest Control

Complete Property Solutions

 

Finance update thanks to the team @Mortgage Finance Solutions

Update from the team at Mortgage Finance Solutions:

 

Mortgage Finance Solutions

First Home Buyers winning again in Victoria, as Victorian Stamp Duty on purchased properties will be ZERO for any established homes or land purchase contracts that are dated from 1st July 2017, up to $600,000 purchase price. This huge decision, along with the increased $20,000 First Home Owners Grant in Regional Victoria for building contracts signed and dated from 1st July 2017, will mean so many more people can afford to get into their 1st home. Dont wait until July 1, now is the time to speak to us today, to ensure you are on track to get into the property market, just in case you need to save up a few $$$ in your bank account for at least 3 months, depending on your situation.

Thanks for the update Guys.

Dont hesitate to contact the team at Mortgage Finance Solutions for all your finance needs: reception@mortgagefinancesolutions.com.au

Phone: (02) 6024 2030 | 1300 65 22 81

 

Regards

www.buildinginspectionservice.com.au

https://www.facebook.com/BISAlbury/#

Concrete facts and fairy tales

Concrete facts and fairy tales.

By A Bounader – Building Inspection Service

Once Upon a Time….. Or so every good fairy tale tells us and it seems there are just as many fairy tales around some building materials, for their ability to preform miracles in service, take concrete for example, a product which was invented over 2000 years ago and is the go to product of choice for home owners, builders and architects today used primarily because of it’s almost unlimited durability and versatility, from Driveways, walls, floor slabs, roof’s and ‘new’ bench tops and polished floors? Although how many of us remember the ‘Old’ concrete washtubs of our grandparents?  Everything old is new again.

Some myths about concrete need to be put to bed if it’s to do its job properly and give a useful service life for many generations.  The first is one I learned whilst managing a large steel reinforcing prefabrication team in Brisbane, where we were designing, building and supplying elements used for everything from Stormwater Pit covers, large structural arch supports and Bridge Columns for the Clem7 Tunnel, Northern Bus Way and Hornibrook Bridge and that is ‘Reinforced Concrete Shouldn’t Crack!’ The fact is Structural reinforcement does not prevent cracking of concrete due to volume changes.  Volume changes caused by moisture and temperature cycles are a natural part of concrete’s service life.  Concrete restrained from movement may crack because it is weak in tension the steel reinforcement or ‘Reo’ does not prevent cracking of concrete but acts to ‘hold’ the crack faces together which gives the structure additional torsional strength that concrete alone could not achieve. Concrete has complementary compressive strength plus the lime in the concrete acts are a ‘rust’ inhibitor to the steel, further helping with the life of reinforced concrete.

Freshly poured concrete that is finished ‘Flat and Level’ will remain that way after drying!

The fact is concrete can and does change shape whilst curing, factors such as temperature, humidity and variations in the concrete itself can cause changes in the finish of concrete, ‘Curling’ of the concrete can occur at the edges of concrete as well as at joints and cracks, curling can be caused by differences in temperature and moisture content of the concrete between the top and bottom of the slab.

Concrete is very dense and impervious to water! Again this isn’t the case, concrete absorbs and expels moisture over its lifespan, it will draw moisture from the ground its been placed on (an area of high relative humidity) and transfer it through to the surface an area of low relative humidity, bringing salts and other minerals along with it, this is sometimes seen as ‘Efflorescent Salt Stains’ or damp patches on floors, walls and soffits. Ways to reduce the permeability or porosity of concrete is to specify concrete with a lower cement to water ratio, uniform aggregate sizing and to have chemical plasticiser additives included in the mix as well as a vapour barrier placed on the ground prior to pouring the slab to prevent moisture transfer.  All these methods should be considered at the planning stage of any works.

The higher the concrete strength the more durable it will be! Concrete has a relatively high compressive strength when compared with other materials; however, in service use and design measures determine the durability of concrete.  Uncontrolled cracking can lead to moisture penetration and corrosion of the reinforcing steel, resulting in deterioration also known as ‘Spalling or Concrete Cancer’.  Another form of failure is Alkali-silica reaction (ASR) can cause serious expansion and cracking in concrete, resulting in major structural problems and sometimes necessitating demolition.  ASR is caused by a reaction between the hydroxyl ions in the alkaline cement pore solution in the concrete and reactive forms of silica in the aggregate. A gel is produced, which increases in volume by taking up water and so exerts an expansive pressure, resulting in failure of the concrete. In unrestrained concrete (that is, without any reinforcement), ASR causes characteristic ‘map cracking’ or ‘Isle of Man cracking’.  The next is sulphate attack caused by salts drawn up into the concrete.  All these problems are caused by uncontrolled moisture being drawn into the concrete.

So next time someone starts to tell you a story about building materials and the way they keep failing or shouldn’t be used in a particular way ask yourself if there are other factors not considered in the application, design and limitations of the product to ensure you get all the facts before discounting them or using something which may not be fit for purpose.

Andrew Bounader

Senior Building Inspector

Building Inspection Service

www.buildinginspectionservice.com.au