Pre-sale building inspections fo sellers. By Peter Weddell, owner/operator of Qld Home Buyers Inspection Service and Queensland Building Inspection Service, QBIS.
Examples of how a pre-sale inspections by Peter Weddell can help current home owners, considerably.
Pre-sale building inspection of a two storey brick veneer house with serious seepage and rising damp problems also movement of retaining walls. The owner was not aware of, although he and his wife had owned the property for over 30 years.
Seepage from balcony:
Exposed section of balcony extending over a sub-floor bedroom allowing seepage and rot of the ceiling lining and timber below.
Improper fitting of window.
- Seepage from lack of flashing of a window above causing rot to part of the internal wall framing also window frame.
- The owner was not aware of what was causing the problem.
- The building inspection report highlighted the severity of the problems and cause, also advised on the most economical method of rectification.
With expert advice the seller was able to carry out the rectification himself, saving a great deal of money.
Rot to lower wall framing, identified in Pre-sale building inspections.
- The owner thought that rotting of the sub-floor internal wall framing was caused by seepage. In fact it was caused mainly from rising damp. Due to the slab had no plastic membrane below it.
- An economical way of rectifying the problem of seepage or rising damp to the sub-floor area was recommended to the owner.
- This recommendation would cost considerably less than what others had recommended.
Other recommendations did not address the problems of rising damp and rotting timber to the sub-floor area.
Retaining wall movement.
- Considerable bulging of a concrete block retaining wall caused by large volume of soil creating pressure against the wall.
- Due to the movement, it is highly unlikely that the wall had been reinforced in any way or had any waterproofing and drain fitted, during its construction.
The owner was not aware of this serious and very expensive problem until the pre-sale building inspection was carried out.
Seepage causing rot:
- Seepage through a retaining wall from lack of appropriate drainage and waterproofing during construction.
- The owner was quoted in excess of $35,000 to rectify this problem.
- This would be dependent upon concealed problems also the type of soil and the possibilty of relocation of plumbing.
A more economical solution was recommended by the building Inspector in the Pre-sale report.
Unsuitable wall for retaining soil:
Movement of this brick wall was due to it not being suitable for retaining soil. Any brick wall supporting large volumes of soil must be appropriately engineered, reinforced and concrete filled.
Single brick walls are not suitable for retaining large volumes of soil. The owner was not aware of this serious problem. Once again an economical solution was recommended.
Degree of retaining wall movement:
Large gap between the brickwork and timber gives you a gauge as to the severity of the retaining wall movement.
Frame mevement identified in Pre-sale building inspections
Wall frame movement identified in Pre-sale building inspections:
Bowing to the majority of aluminium window sills were restricting opening of the windows. The owner was not aware of problem or cause which was noted in the Pre-sale building report with recommendations on economical methods of rectification.
Damage to ceiling plaster, another fault identified in Pre-sale building inspections
Damage to ceiling lining from a roof that the owner recently paid a professional to fix, obviously not properly. The roof exterior and interior was checked by the building inspector with recommendations on appropriate rectification, that was not carried out by the roofing contractor.
How Pre-sale building inspections can help property sellers. Important notes:
The purpose of this pre-sale inspection was to,
- Identify problems with the house.
- Advise the owner/seller how severe and prioritise.
- Highlight potential contract breakers.
- Recommendations on rectification.
- Suggestions on preventative maintenance.
- What items required immediate attention or further investigation.
- Potential safety issues.
- How to obtain accurate quotations rather than rely upon guesstimates that prove to be misleading
- Make economical suggestions on improvements that they may be able to achieve.
- What improvements would require Council approval.
- Allow the owner/seller time to consider whether to rectify or sell the property based on the faults.
- Have access to the inspector long after the inspection for professional advice, at no extra charge.
A pre-sale inspection report helps remove guesswork and informs the owner/seller what they are up against to make an informed decision.
Also for peace of mind in knowing they can contact the Inspector for free advice in the future.
QBCC and Building Inspections
For independent Building Inspections Brisbane in all suburbs, Qld Home Buyers Inspection Service. qbis.com.au