How we rate a property after conducting a Pre Purchase Building Inspection in Happy Valley, Adelaide.
One of the important, if not the most valuable pieces of information that a Pre purchase Building Inspection report can provide, is the summary of the overall condition of the property. This is what buyers really want to know, the true condition, in as little words as possible, of the dwelling they are wanting to call home. Shall we buy it… or not? A million dollar question, but one purchasers want answered. However, although a pre purchase building inspection report supplies a lot of clues that can assist in a buyer’s determination of this, ultimately only the buyer can make that final decision.
Truth be known, most purchasers, including our Adelaide client buying a new home in the quiet southern suburb of Happy Valley, gloss over most of the information contained in a report and go straight to the summary section for the inspectors professional opinion. We of course don’t recommend that, we want you to read all the report, so that you are made fully aware any structural defects, and the appropriate recommendations are actioned. This can be for your potential safety, and also for maintaining the ongoing value of your new real estate investment.
A building inspection that reveals the worst house in the best street.
You have probably heard it said that if you want to make money in real estate, buy the worst house in the best street. For our client engaging us to conduct this Happy Valley building inspection, making a profit was not the motivation to purchase this property. Everyone has their individual goals and ambitions when buying a property, and our client loved the area and street where this particular house was located. He and his wife had made provision within their budget to carry out the necessary renovations to bring a property up to the standard that they would like, and be comfortable to dwell in, more than likely for the duration of their retirement.
Buying a property that had some maintenance issues was not a real problem to them, providing they were fixable. After all, everything can be repaired given you have enough financial resources. What they wanted to know, and what mattered most to them, was that the overall structural integrity, or the bones of the building was solid and generally sound. The roof was not going to cave in on them the moment they moved in!
In this instance, we could certainly allay and reassure our clients of any fears they may have had of this happening. All the primary load bearing elements of the property appeared to be in good condition. It should be noted that building and pest inspections do not guarantee or warranty a buildings structural future, however, it does give an excellent professional judgement of the inspected structures current condition on the day. For most people this is better than just taking a risk and foregoing any sort of inspection.
This typical 1980’s construction was found in sound condition.
The brick veneer exterior walls built upon a concrete raft slab were articulated (control joints installed) and as a result, cracking movement was not a feature of this home. The roof frame was a conventional cut and pitch type construction, and all the major components including the rafters, underperlins, struts, strutting and hanging beams were sound. As with any roof frame, some minor settlement of the roof frame caused by the natural expansion and contraction of seasonal temperature change, was evidenced by minor gapping between the eave storm mouldings and the wall, mainly to the front elevation. This is quite typical of this sort of construction and repair work would not be necessary, however monitoring is always advisable to ensure the gapping does not increase to unacceptable widths.
The concrete tile roof covering was well supported, and apart from a cracked tile to the rear section, it was in fair condition for its age. Sure, the gutters were badly rusted and leaking around the building perimeter, this occurs when a property is rented out and gutter cleaning maintenance is not a priority to its occupants, or its property manager, in one of the most treed suburbs in Adelaide like Happy Valley.
Rental property managers are only interested in collecting rents, not the buildings future soundness.
As a side note, and I won’t labour the issue, this property was supposedly being looked after by a property management company on behalf of the owner landlord. That being the case, how on earth do the gutters get completely rusted out? The answer is simple, they are only interested in collecting the rent to pocket their commission percentage. They are not experienced building inspectors whose role it is to climb a ladder and walk over the roof covering to check the state of its plumbing. Leaves and debris along with ponding rainfall water combined overtime to ruin the guttering materials. Gutters can be replaced however, the kitchen and bathroom can be gutted and renovated, which is exactly what our client planned on doing.
So how did we rate this property in the end? The incidence of major defects was judged to be average, consistent with the sound state of all the load bearing structures, and the incidence of minor defects was also considered as average. Finally, the overall condition of this home having areas or elements that required repairs and maintenance, when compared with dwellings of similar age, construction and maintenance levels was rated as, wait for it… average! In pre purchase building inspection speak, this is considered as right on the money, and therefore a buy in anyone’s book.
Buy Spect Adelaide House Inspections can rate your future dream property prior to purchase today by calling us anytime on 0451 070 398.