Common questions about building and property inspections in Adelaide. Can't find what you need? Call 0427 131 035 or send a message.
I inspect all residential properties including houses, townhouses, apartments, units and semi-detached dwellings. I also carry out commercial building inspections on request. If you are unsure whether your property type is covered, call or email and I can advise.
Inspections cover the accessible structural elements, roof exterior and roof space (where safe to enter), subfloor (where accessible), internal and external walls, wet areas, windows and doors, drainage, site features and outbuildings. I use a moisture meter and inspect all accessible areas systematically. The report documents findings with photos, plain-English descriptions and recommendations.
Most residential inspections take between 1.5 and 3 hours depending on the size of the property, level of access and the number of findings. Larger homes, properties with subfloors and roof spaces, and homes with more defects take longer. I allow enough time to inspect thoroughly. I do not rush.
I use a moisture meter to detect elevated moisture levels in walls and wet areas, a spirit level for assessing movement and slope, a torch for roof and subfloor spaces, and a camera for documenting findings. Where appropriate I also use a drone for roof inspections on properties where safe roof access is not possible.
Reports are delivered the same day in most cases. For complex properties or late afternoon inspections, the report is delivered the following morning. You will receive a written PDF report with photos via email.
I service Adelaide Metropolitan, the Adelaide Hills and the Fleurieu Peninsula. This covers the vast majority of residential properties in greater Adelaide. For properties beyond this area, contact me. I can often accommodate with a travel fee.
Yes. I carry out ingoing and outgoing condition reports for landlords and tenants, routine inspection reports and end-of-lease assessments. These use a room-by-room observation model and include photos of condition at the time of inspection.
A pre-purchase inspection is a detailed visual assessment of a property carried out before you finalise a purchase. The aim is to identify significant structural defects, safety concerns and maintenance items so you can decide whether to proceed, renegotiate the price, request repairs or walk away.
Book as soon as your offer is accepted or a contract is drafted. In South Australia, cooling-off periods and building and pest clauses have deadlines. You need enough time to complete the inspection, receive the report and discuss findings before those deadlines expire. Same-day bookings are available where the property and access permit.
It gives you the full picture of the property before you are legally committed. Hidden defects such as rising damp, roof leaks, footing movement and failed waterproofing are not visible to the untrained eye. Many buyers use the findings to renegotiate the purchase price or request that specific items are repaired before settlement. The cost of an inspection is small compared to unexpected repair bills after settlement.
The most common findings are failed wet area waterproofing (particularly showers), roof leaks and deteriorated flashings, footing or slab movement causing cracking, rising damp in older solid-masonry homes, subfloor moisture and timber damage, and electrical safety items such as absent safety switches. The severity and likely cost of repair varies widely. That context is provided in the report.
I look for visible evidence of timber pest damage and conditions that encourage pest activity, such as moisture in the subfloor or poor subfloor ventilation. A thorough timber pest inspection using invasive methods and thermal imaging requires a licensed pest technician and is recommended as a separate engagement alongside the building inspection.
Yes, and I encourage it. Attending gives you the opportunity to ask questions on the spot, see issues firsthand and get plain-English context that is harder to convey in a written report. If you cannot attend, the report and a follow-up phone call cover everything.
A stage inspection is carried out at a defined point during construction: base (after slab pour), frame (after timber or steel frame is erected), lock-up (after external cladding and windows), fixing (after internal fit-out) and practical completion (PCI). Each stage checks workmanship and compliance before the build moves on. Defects are much easier and cheaper to fix at these points than after handover.
A Practical Completion Inspection (PCI) is carried out just before you accept handover of a new home. It identifies defects, incomplete work and items that do not match the contract or specifications before you sign off. Builders are contractually required to rectify defects identified at PCI. Once you accept the keys, your ability to get defects fixed at no cost is gone.
Yes. A post-handover inspection can still identify defects that fall under your statutory warranty period. In South Australia, builders carry a warranty obligation for defects discovered within a set period after handover. An inspection report provides the documentation needed to make a claim.
The written report includes a summary of overall condition, individual findings with photos, plain-English descriptions of each defect or maintenance item, and recommendations for repair or further assessment. Findings are categorised to help you distinguish significant defects requiring urgent attention from general maintenance items. Reports are delivered as a PDF.
Same day in most cases. For late afternoon inspections or complex properties, the report is delivered the following morning. If you have an urgent settlement deadline, let me know and I will prioritise accordingly.
Yes. The report is yours to use as you see fit. Sharing it with your solicitor, conveyancer or agent to support a renegotiation is a common and entirely appropriate use.
A dilapidation report documents the existing condition of a property, typically before construction or development work begins on an adjacent site. It creates a dated, photographic record of the property's condition so that any damage caused by neighbouring works can be clearly identified and attributed. Both the property owner and the party carrying out nearby works may commission one.
Before any significant construction, excavation or demolition work begins nearby. Common triggers include a neighbour subdividing and building, council road or footpath works, or a commercial development adjacent to your property. Once works have started, it is too late to establish the pre-existing condition.
An end-of-lease inspection assesses the condition of a rental property against the ingoing condition report, identifying damage beyond fair wear and tear. It covers all rooms, fixtures, fittings and surfaces, and is used to support or dispute bond deductions. Scheduling a few days before the lease ends gives time to address any items before the final inspection.
Yes. I hold a current builders licence (BLD278366) and carry professional indemnity and public liability insurance. Inspection reports are prepared in accordance with Australian Standard AS 4349.1.
I have over 16 years in the construction industry and more than 10 years carrying out property inspections in Adelaide. I hold a builders licence and have direct experience across residential construction, commercial site supervision and property inspection. That hands-on construction background means I understand how buildings are put together and where they fail.
Yes. My standard service area covers Adelaide Metropolitan, the Adelaide Hills and the Fleurieu Peninsula. Properties outside this area can often be accommodated with a travel fee. Contact me to discuss your location.
Yes. If you have concerns about a previous inspection report, or want an independent assessment, I am happy to provide one. Bring the existing report if you have it and I can review and comment on specific findings as part of the inspection.
Call 0427 131 035 or use the contact form and I will get back to you promptly.
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