BUILDING INSPECTIONS ACT & CANBERRA
Selling or Buying your Home? Need an Inspection?
Many Building Inspectors are not Registered Builders. But we are.
Our specialty is Pre-Purchase Vendor Inspection packages. House Inspections are what we mostly do. First, we need to stress that we are here to help you. Yes, we get paid. But we actually want to help. So if you are not happy in any way, let us know, please. If you are not satisfied by our ACT Building inspections report, please say so. Integrity is vital to life. We can inspect your home, shop, home unit, partial build, offices, medical centres, and anything you think you can use us for. We have even provided expert witness testimony.
In ACT any house to be put on the market must have its package of home inspections. This applies to townhouses as well. The five inspections are listed below. Other states do not have this, but here in ACT it is the vendor who must supply these.
So, for home units, most apartments and flats, the purchaser arranges all these as they need them. The vendor however must still get the below energy rating done in ACT.
Here are the five:
1. ACT Building Inspections
The inspection is mostly about the workability of the of the house in relation to its age. A forty year old house is viewed differently to that of a two year old house. The structural integrity is looked at, as does the workability of the electrical; and plumbing items.
On the right is a correct pier. On the left is a pier that is dangerous and was only one of several hastily put together.
We turn on and off power points and stoves and ovens and hotplates. We do not test dishwashers. We check that lights turn on and off. Do the smoke detectors work? For the seller it assists his sale price when the buyer knows the house works. Most people are proud of their homes. And if they need help on how to fix some of these items, we can give free advice. We can also give free referrals too. For more information: SEE THIS PAGE
2. The Termite and Timber Pest Inspection
Here we cover all timber pests, meaning fungi, borer, termites and so on. With the cold the wood sometimes rots as it freezes and expands. We need to also look out for termites and that they stay out of our home and do not breed next to us. Fortunately the cold can keep the termite problems down.
Borers in trees also have to be reported.
The inspection will also mention materials found conducive to termites living there or being food for termites. Damp areas in the house are looked at.
Timber Pest inspections should also include not just current termites and other timber pests. The reports should also include previous damage found, and what is seen as conducive material that would encourage future attack. Such conducive material should include stacks of untreated timber, areas that are damp under a house, as termites like damp areas. Plus one should report on any materials found in construction that are untreated.
Fungal decay causes backyard fences to fall apart. This is not uncommon, but must go in the report.
It should be noted that as vigilant and as professional as one can be, termites have survived through hiding. An unobtrusive inspection has its limits. Furniture can hide pests. The inspector does not have a duty to move furniture, timber, bricks or anything else. He may however note what he could not see and why and then recommend n intrusive test. But in saying this the inspectors we have are good and will spot well what is there to be observed. For more information: SEE THIS PAGE
3. The ACT Energy Efficiency Rating
This is a report from a program that has been around for many years. There are different versions. The one we use is an older version called First Rate Four. It is the fourth edition of the First Rate software.
As homes are newer, they have been built with more energy efficient materials and designs. The report has a section that shows how an owner can also increase the energy efficiency of their home. All this is so a buyer can evaluate one home to another and know what he i=or she are buying in relation to energy efficiency. The report has stars and a three star property is not as energy efficient as a four or five star property. There is no room for the building assessor to evaluate the report. it is simply what it is. For more information: SEE THIS PAGE
Much of this blown-in insulation has blown out over the years. It might state 75 mm on the plans, but there is 25 mm or less now.
4. The ACT Compliance Report
This inspection is to look at what was approved by the ACT Planning Authority, and compare it to what is there on the block of land. Were all building additions approved? Were all the changes approved? And sheds and pergolas, were they are approved or were they exempt from approval. It is all evaluated and put into the report. The report is precise and what is looked for is no unapproved structures on the site. For more information: SEE THIS PAGE
5. The ACT Conveyancing File.
Then once all the above is done, the building file history summary is supplied by us, to you, from ACTPLA. The vendor then has a copy of this file in the contract. A copy should also be at the home so that prospective buyer can see in the report any items, and can compare it to what is really there on site. This is a summary of all the pages of plans, with their respective approvals stamped on them. For more information: SEE THIS PAGE
Phone me, and I’ll answer all your questions. 0449 543 682