In ACT it is legislated for the vendor to complete a full inspection package and offer it to each prospective purchaser. These inspections are:
- Building Inspection
- Termite and Timber Pest Inspection
- Energy Rating
- Compliance Report
- The Conveyancing File
There are some spins and variances and leans on the original legislation on when to pay for the inspection. We do not get involved in any of them. They include paying the inspector paid after the sale, paying after three months or sale, paying after advertising stops, paying after 6 months or after the sale, and so on. They are all just minor scams on the original legislation. We just go by that legislation.
Here is a warning to potential sellers. Do not engage any real estate agent who wants to twist existing legislation to get your house sale. A twisted mind can give you a twisted job. So, what else are they changing? And if you look at any inspector’s website, check, do they hide their prices? If so: What else do they hide when they do the job? Potential buyers beware.
The system we use is the original legislated system. We do the job fast, we then issue the reports along with the invoice fast. You then pay for the reports, and we then issue you a receipt. Only then are you free to use the reports as needed.
We encourage home buyers to put pressure on the market to erase irregular inspection industry practices. And for those who do not like that advice we will remind you this wise: If you encourage scamming, you will become the victim of it. That is how the universe works.
In New South Wales the vendor does not have the same system. The prospective buyers needs to arrange theirs within the NSW system.
Existing Home Inspections
The vendor package in ACT comprises the Building Inspection, the Timber Pest Inspection, the Energy Efficiency Rating assessment, and a Compliance Report, presented along with the current plans approved from Access Canberra.
Homes can be old homes, with heritage qualities to them. They can be quite unique and a joy to inspect.
It can be a new home, a home built twenty years ago or a country heritage home. They will all have their unique problems, some which may or may not impact on the buyer after they sale. During their time they may have been added to and changed.
Generally, older homes are more difficult to inspect and buyers of older homes are more forgiving.
Older Homes and Renovations
But when an older home has been renovated it sometimes needs a third party to inspect it. Sometimes the builders are not registered builders and they cut corners. This happens.
Renovating old homes is not easy and a builder can get into cost troubles very quickly, and so can his trades people.
In the ACT, houses must be inspected by law when put up for sale. We charge $1,397 plus GST OF 10% for the usual average full package of inspections for this. GST is always 10% in these pages.
That is the building inspection, the termite and timber pest inspection, the energy rating, the compliance report and the conveyancing file of plans purchased from from Access Canberra.
But if you are just wanting to inspect an existing house that someone else previously inspected, we also do that. It costs $577 plus GST. This can give a buyer peace of mind.
If you have a suspicion that the previous inspector missed some part, then it is important you get it re-inspected. We also suggest that if you are going to bid on a house at auction, you do this. And if you have an idea that the previous owner covered something up, you also need to get the house re-inspected.
This is part of your due diligence as a buyer. We have reports from past clients who have done this and they are extremely happy.
As an example, we had the report from a big inspection company. It had several things listed in it. I was asked to reinspect, after the client bought it at auction. I came up with dozens of things, as now the house was vacant.
One of those was that the wash trough was not even attached to the wall.
Doors were not fixed, power points were not fixed. These and other covered up items had been obscured from vision.
There was even an undischarged bullet left upright in the overhead kitchen cupboard for the new buyer.
This inspection is up to the new purchasers, if they want it. In this case it is the buyer who engages the inspector.
But note that Class A apartments just need energy ratings performed by the owner. It is always up to the buyer to engage the inspector for these if wanted.
There are many types of other Building Inspections, and below is what happens when you build a new home. You may need us, you may not.
New Home Staged Building Inspections
Not everyone wants a new home inspection. Most builders are very ethical. They really are. So are tradesmen. But sometimes the builds organizationally just start to fall apart. The relationship seems to not work, and the builder gets too many jobs.
His subcontractors also seem unable to get to the project on time. We have seen this when times are very busy. When this happens, you need an inspector.
The builder also sometimes does not have enough resources to check all his work. To a degree he relies on the client or the inspector.
There could be over a dozen Staged Inspections. See this other page here for more exacting details.
Also see more about building stages below. The five highlighted are our recommended inspections.
- Your Building Contract
- Slab Inspection
- Frame Inspection
- Facade Inspection
- Roof Inspection
- Lock Up Inspection
- Pre Lining Inspection
- Fixing Inspection
- Fit Off Inspection
- Painting Inspection
- Practical Completion Inspection
- Ninety Day Defect Liability Inspection
Some of these above stages get lumped in together. So, the more typical number of inspections run out as follows below, or maybe even less.
Footings and Slab
These inspections usually are the staged inspections to match payment. They can be the footings or foundations and slab. But for structural integrity, it is recommended an engineer do an inspection also. As a builder, that is what we normally do.
In inspecting footings and concrete we may insist that the builder supply copies of the dockets stating the strength of the concrete. But please note, an inspection is not supervision. An inspection is a snapshot of what was there at that moment only. So it is good to have an experienced builder.
And on a two story project there are stairs and the upper level to also check. They are not simple to build, but experienced builders do it easily enough.
This is done as the roof frame goes on, or there is plate height. An inspection can be done then. It depends on the size of the building.
Most likely there is an inspection when the building is locked up. This is the roof on, the windows in and the doors locked. But the walls may not be lined. It all depends on your contract. And that can depend on your bank. Usually it is called lock up stage.
The stages are exact, but approximate. For example, the concrete slab for the garage may be later. So, this should all be accurately outlined in your contract.
Fit Out and Fixing
The walls are in, the cabinets are in and the power points and taps are in, but the rooms are not finished.
Practical completion is the term used to mean that it is effectively finished, and can be lived in, but we all know there is more to fix and complete before handover.
It also means the house is now occupiable. So, this term is important as we have done inspections and found the house could not be occupied. Plus, the builder may not return for months if it is handed over, and the funds transferred.
It might turn out that the water does not work right, doors are jammed, power points do not turn on, and so on. So, you really want to get this inspection done.
There will be a defects liability period after this, while you live in the house, and you make notes of what needs to be fixed after the three or six months.
Please make sure you have a set time and date for that inspection, or you can make one. Note that it is always the client’s responsibility to make that arrangement.