Explained: Defect types and classifications in building and pest reports
Upon receiving your building and pest report, you may have some questions about the listed building defects. You may be wondering how serious the defects are, when they need to be repaired and whether you should buy the house.
In this blog, we will take you through what the definitions for building defects are and how they are classified to help you decide what your next steps are and make an informed decision about the property.
Every report is and must be completed in accordance with Australian Standards
In Australia, every building and pest inspection report must be based on Australian Standards’ AS434.90 – Inspection of buildings general requirements. This means that Australian Standards provide the definitions for any building defects found during a building and pest inspection, not the individual inspectors. It also provides a guideline for how the inspectors are to classify each defect.
What qualifies as a building defect?
Under Australian Standards a building defect is, “when there is a fault or deviation from the intended condition of the material, assembly or component”. This essentially means that anything with the building (structure, materials or assembly) that is not functioning as it should or is causing a safety hazard, is a building defect.
A good example of this is ceiling sagging. Ceiling sagging is most often caused by the plaster being incorrectly installed. Obviously, this is a safety issue as the plaster may come loose from the bearings altogether and fall on someone. Depending on the severity, it may either be a simple repair or a full reinstallation by licensed plasterer.
Each inspector use their expertise to determine whether a defect is a safety defect, major defect or minor defect based on the guidelines in the Australian Standards.
What is a major defect or a safety defect?
Put simply, it is a defect that needs to be repaired as soon as possible to avoid further damage, loss of intended use or unsafe conditions.
Example of major defects include:
- Cracked tile in a wet area (Repair is required to prevent water from getting under the tile and causing further damage and causes conditions that are favourable for a termite attack)
- Water ponding around the slab (Water ponding near walls can enter the house and cause damage)
- Silicone missing around shower base (Repair required immediately to stop water ingress causing damage and wood rot)
- Stair treads not secured (This is a safety hazard and immediate repair is required)
- Ceiling sagging (Repair is required to prevent the ceiling from falling on someone)
- High moisture in bathroom (Investigation and repair is required. Leaking pipes in walls could cause wood rot and high moisture creates favourable conditions for termites)
As you can see from this list, major does not necessarily equate to a ‘major’ fix, but it is how defects are termed that need to be addressed immediately.
What is a minor defect?
Essentially, a minor defect is any defect that is not a major defect. These are often maintenance items that need addressing but are not necessarily urgent. Some items are listed just to be mindful of and action only if they worsen.
Examples of minor defects include:
- Cracked tile when not located in a wet area
- General ageing
- Impact damage
- Incomplete patch and paint
- Drummy tiles
In some circumstances, these items might become a major defect, depending on the severity or location of the defect. They may also become a major defect later if left unaddressed. These issues should still be resolved to maintain the property.
What is the 'overall condition'?
The overall condition refers to what condition the house is in, compared with other buildings of similar construction, age and maintenance plans. It is not the overall condition of the house on its own.
This is a great indication of whether the home has been looked after over the years. On the building and pest report, the inspector will choose from Average, Above Average and Below Average for this comparison.
What does the 'incidence of major and minor defects' mean?
The incidence of major and minor defects refers to whether the number (incidence) of defects listed are “normal” for the building, as compared to other buildings of a similar construction, age and maintenance plans. This is like the above but in this case, it only refers to the major and minor defects, not the overall house. The building inspector will note whether the number of defects is ‘High’, ‘Typical’ or ‘Low’.
It is important to note that this classification is not reflective of the severity of the defects but rather the number of defects in the property – as compared with a building of similar age and construction.
Should all defects at the property be listed in building and pest reports?
The purpose of the building and pest report is to identify any major building defects, safety items and any evidence of termite activity and damage, not maintenance issues.
Under Australian Standards, the building inspection only needs to include defects that are major defects or safety defects. Minor defects are only required to have the ‘Incidence of Minor Defects’ comparison.
At Local Inspections, our inspectors do their best to note any minor defects. However, it is simply not practical to list every single minor defect at each property as there simply isn’t enough time and the focus is (and should be) on major defects and safety hazards. These are likely to have an impact on whether the home is safe and the livability of the property.
Can you provide a quote on repairs?
Unfortunately, we are unable to provide cost estimates on repairs. The building and trade industry is constantly changing with the cost of supplies increasing, chain supply issues and other factors all having an impact on the industry. It is best to contact the relevant licensed professional, such as a plumber or electrician, for further recommendations, quotes and repairs.
Will you advise me not to buy the house?
Professional building and pest inspectors are unable to (and should not) comment on whether you should or shouldn’t buy the property. Instead, the role of the building and pest inspector is to provide you with enough information to be able to make an informed decision.
Each situation is unique and what may suit some buyers will not suit others. For example, some buyers will buy the property regardless of defects and will happily make the necessary repairs. Others will walk away from the property. As it is all dependent on the severity of the defects, your budget, and whether you have the desire or capacity to complete repairs.
For this reason, building and pest inspectors cannot be reasonably expected to understand the particulars of each situation to adequately advise on whether someone should buy the property.
Ultimately, it’s your decision whether to buy the property based on the findings of the report. The report is simply there to help you get enough information about the property to make the decision, based on your current circumstances.
Have peace of mind with Local Inspections
At Local Inspections, we pride ourselves on delivering great service including being available after the inspection to answer any follow-up questions you may have.
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