Common defects found in building and pest report
A building and pest inspection plays an important role when purchasing a house. It gives you peace of mind and ensures that you have a full understanding of the current condition of the property. No house is perfect, and most homes (unless brand new) will have some defects found in building and pest report.
Upon receiving your report, you may have some questions about the defects listed in the report. In order to help you make a decision, we’ve outlined the common defects found during a building and pest inspection.
1. Cracked tile(s)
When determining whether a cracked tile(s) is either a major or minor defect, the inspector will consider its location and severity. If there is a risk of water ingress or safety concerns, the cracked tile(s) is likely classed as a major defect. Understandably, if the tile(s) are in a wet area, the chances of water ingress occurring are increased. Water ingress can cause significant damage to the home and be costly to repair, so it if a tile(s) has been listed as a major defect, it's best to have it repaired asap. As termites love damp timber, water ingress/damage in the home also increases the risk of a termite infestation occurring.
At times, a cracked tile(s) may only be listed as a minor defect. This often means that the tile(s) will need to be repaired soon but isn’t urgent. At other times, it means that the cracked tile(s) is currently not causing any issues but will need to be monitored and repaired if it worsens. In any case, the inspector will provide comments on this in the report.
2. Unsafe windows
According to Australian Standards and QBCC, major defects are issues that affect a property's livability or safety. Sometimes, windows that are fully functioning will be listed as a major defect due to the safety risk they pose should someone fall out. Generally, this is only a concern for buildings that are high set where the height of the window is well above the ground.
Likewise, it is generally only relevant for older buildings. As the building code has been updated over time, it was mandated that windows above 2 meters should have window restrictors or security screens. It is outside of the scope of the building inspector to comment on whether the home is up to code or not but they note obvious safety concerns with windows and stairs.
3. Cracks in the house
There is no denying that building cracks are ugly. Cracks are not something you want to see, especially in the house you're considering buying, whether they are in the wall, the brickwork, or the ceiling. Naturally, many people assume the worst when they notice a fracture in a structure and assume that it must be seriously unstable. While occasionally this is true, the cracks most people see are normal settlement cracks.
Settlement Cracks
Settlement cracks develop when the ground beneath a structure has shifted because of the natural occurrence in the earth. Building inspectors generally consider this to be typical and normal for most buildings. Usually, settlement cracks can be easily repaired by a plasterer with a simple patch and paint. The repairs can reopen on occasion as the earth continues to move. Should this happen, we recommend waiting before making any additional repairs and having the crack(s) reevaluated.
An internal or external building crack could occasionally be considered a major defect. This is generally determined by the size of the crack.
Cracks in Masonry Walls
We carry out each of our inspections in accordance with Australian Standards. These requirements include a stringent size-based categorisation for crack defects found in building and pest report, which are:
- Hairline crack - less than 5.0mm in size
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- Little cracks that don't need to be fixed
- Visible cracks that are simple to repair (generally settlement cracks)
- Doors and windows in the building may occasionally stick if the crack results from settlement movement.
- Cracks larger than 5.0mm but smaller than 15.0mm
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- Repairing these fissures is necessary
- Doors and windows may stick, and service pipes may start to crack if it is a settlement crack
- Weather tightness, or the building's capacity to keep water out, can also be compromised
- Major cracks - greater than 15.0mm
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- It is anticipated that extensive repair work will be required and may involve tearing out and replacing portions of walls
- Door frames become distorted
- Walls have a noticeable lean and bulge, and the beams have lost some of their bearings
- There are likely to be broken service pipes
It is essential to get in touch with a structural engineer for additional guidance and suggestions regarding the fractures identified in your building and the pest report.
4. Drummy tile(s)
The phrase "drummy tile(s)" is used in the construction industry to describe the tile's hollow, "drum" sound when struck by a sounding tool. A tile (or tiles) that make a drumming noise has become loose for structural or other causes.
Drummy tiles can develop structurally because of exposure to dampness or a termite infestation. For instance, loose tiles will result from flooding, leakage, or prolonged exposure to high moisture. Likewise, floor tiles may also become loose if termites have eaten through the substrate or the timber subfloor.
More often, drummy tiles occur for other reasons, such as:
- The incorrect adhesive used during installation
- Inadequate adhesion of the glue underneath the tile(s) to the substrate
- Weather changes that cause the substrate to grow or shrink
- Settlement movements in the earth
- Wear and tear in busy areas
As it is impossible to determine the precise cause of the drummy tile(s) unless they’re lifted, it’s best to have the tile(s) repaired promptly. You don’t want to take the risk that there is a termite infestation or other structural issues underneath. It may seem extensive but it's better to repair a few tiles now than discover serious issues later.
A qualified tiler can be engaged to repair the tiles and will be able to advise on the cost. The cost is likely to depend on the type of repair (replacement or tile injection) and the quantity of tiles needing repair.
Buy with confidence with Local Inspections
All of our reports include coloured photos and recommendations for repairs of the defects found in building and pest report.
With all our building and pest inspectors having over 30 years of experience, you can trust that you're getting a quality building and pest inspection.