House inspection

[Tiger]

Dear all,

We have realised that our house is getting smaller as a result of 3 kids etc. I've been looking at possible houses to move into but none are what you would call perfect . I would like to get a proper house inspection on all the ones I've short-listed but that wouldn't be cost-effective. I was wondering whether anyone knew of any resources web-based on in book form that would allow us to conduct our own inspections. Now I realise that inspecting a house is a specialist activity but I would like to at least do the preliminary inspections before employing a professional. I have a Timber framing manual from the Timber Promotion Council which sets out spans, stress grades for timber but I would like to know things like does the house need re-wiring, has the plumbing been done according to the latest standards, are the footings appropriate for the area etc. There's a fair learning curve attached to this but as it will be my most costly purchase besides my woodworking tools , I will put in the time. Any ideas appreciated.

[Gumby]

. I would like to get a proper house inspection on all the ones I've short-listed .

Why ?

Just find the one you really want to buy, put in an offer which is 'subject to a satisfactory building inspection' and that's it. If the offer is accepted, pay a professional to do the checks. You should get structural AND pest inspections done. Use someone like Archicentre, not the local 'Fred's Building Services'.

Complete waste of your time and the owners time thoroughly inpspecting homes on a short list.

[Sigidi]

Tiger,

to find out the things you've listed as wanting to know a building inspection wouldn't tell you anyway. As an example footings for appropriate soil - a building inspection won't test soil and can't tell what footings are there without actually digging them up, yeah sure the plans might be floating around somewhere and they might have th efooting details on the plans, but whose to say what is drawn is what ended up being done? I know different things come along during a build and as-build mods are made - see what I mean.
THe plumbing too, you can only hope that the visible work looks really good and then you have to 'assume' the rest is as good if not better, very difficult to find out for sure in an inspection - unless wall linings are taken off and no-one will let you do that.

I understand where you are coming from wanting to look at your short thouroughly, dunno really where you can go to get what your looking for???

[Tiger]

Gumby, it doesn't have to be an extensive property inspection at first but I would like to roughly see how much I'm up for if I have to make any improvements and as it is such a costly exercise (ie buying a house) I think the research is justified.

[OBBob]

I think the archicentre website has guides on what they cover wehn they do an inspetion ... maybe this will at least show what youwould get when you fork out the cash?

[Gumby]

Gumby, it doesn't have to be an extensive property inspection at first but I would like to roughly see how much I'm up for if I have to make any improvements and as it is such a costly exercise (ie buying a house) I think the research is justified.

I agree, but why carry out that sort of research unless you are at the point of wanting putting in an offer to buy that property ???
When your short list has only one house left, then go for it.

[Pulse]

Hey Tiger,

Inspections are good but don't really tell you anything you can't find out yourself. Some of the things to consider:

1. old houses usually have old plumbing and wiring unless significant renos have been done.
2. check the switchboard for MCBs instead of fuses and an RCD (safety switch)
3. Peep up in the roof for insulation/sarking/old wiring or split steel conduit.
4. look under the house while the shower is running- it may drip.
5. check for dripping taps or spindle leaks - this indicates poor maintenance.
6. check the roof and flashings for rust.
7. check the age of the hot water system.

hope this helps, it might make it easier to narrow down the field.
cheers
Pulse

[Tiger]

Thanks, guys. Pulse, some good ideas I wouldn't have thought of, I might ask to take a shower on the next inspection .

[RufflyRustic]

Adding to Pulse's post - when looking under the house while the shower is running, look for water marks - oh and don't forget to take a decent torch with you.



good luck!

Cheers
Wendy

[b1ueshift]

There is an australian standard that the professional property inspectors use. You might want to get a copy if you are looking at a lot of houses.

AS 4349.1-1995 : Inspection of buildings - Property inspections - Residential buildings

I bought a check list based on this standard off ebay once. It all seems like easy things to check - you don't need to be an expert to understand them.

I think there is more to appraising a structure than looking for defects. Where I live in Laverton, there are some ex-airforce houses that seem to be over designed a bit and some ex-housing commission places built from pre-cast concrete panels, some of which have movement at the concrete joints.

There are things to look for that are not defects.
ie 450mm spacing between wall studs is better than 600mm,
Concrete stumps are better than timber,
Copper plumbing is better than galvanised,
PVC (white insulation) wiring is better than the old fasion black or brown wiring.
2.5 square mm wiring is better than 1.5 square mm wiring.

[Pulse]

In the place I rent, my girlfriend was having a shower and I was under the house for some reason, I think more water was leaking than was going down the drain... like a hose really!

[pawnhead]

In the place I rent, my girlfriend was having a shower and I was under the house for some reason, I think more water was leaking than was going down the drain... like a hose really!

If you get your eye out of the drainhole and reconnect it, it should be fine.

[thebuildingins]

If you get your eye out of the drainhole and reconnect it, it should be fine.

Ha Ha Ha Ha - I was just thinking the same thing cobba. Sounds like he was having a little peak!

Being a Building Inspector, i can tell first hand that there are many items to check that are not listed in AS4349.1. The checklist produced in the above mentioned standard is not an exhaustive list by any strecth of the imagination and basically any Tom, Dick or Harry could complete the checklist without a drama.

I've seen some god dam crazy things over my 25 years in the inspecting industry and would always recommend a qualified and confident Chippy/Builder or Building Inspector to take a geezer at a place prior to purcahse, afterall, purchasing a place is a very large investment.

Ideally, you would obtain a Pest Services Certificate, a.k.a. Section 14 Statement and Preliminary Purchase Motar Test from an Engineer.

Hope this helps.

Cheers

Jimmy.

[Pulse]

Very funny pawnhead.... laughing lots with her sitting (clothed) next to me.

Cheers Pulse