Frequently Asked Questions

The frequently asked questions has been divided into subject groups as listed below:

Q. Is OPR licenced to conduct Pre-Purchase Building Inspections?

Yes. Our building inspection company O'Connors Building Consultants Pty Ltd is a licenced building consultant. Licence number BC1117.

Q. What type of properties do you inspect?

The Australian Standard AS 4349.1 – 1995 applies to all residential buildings including:

company, strata and community title units
freestanding houses
home units and flats
semi-detached houses
terrace-style houses
town houses and cluster housing
villas

We also inspect commercial buildings and light industrial sites. OPR’s builders have over 35 years experience in all types of residential and commercial structures.

Q. What areas are inspected?

All accessible parts of the property are inspected (subject to access) including:

Exterior of the building
Interior of the building
Roof exterior
Roof space (subject to access)
Site – garage, outbuildings, retaining walls, steps, fencing, surface water drainage, stormwater run-off, paths and driveways
Sub-floor area (subject to access)

For a strata unit, we inspect the building exterior, unit interior, roof space, sub-floor, garaging/car parking and common areas (subject to access).

Q. What is not included in a building report?

A building report will not include:

Inaccessible areas e.g. roof void because there is not manhole
Items outside the inspectors expertise e.g. TV reception, fireplaces, gas fittings etc
Minor or regular maintenance items
Asbestos identification

Q. I’m a vendor should I get a building report?

Many proactive vendors/sellers order a property inspection as it can assist a sale go through quicker, if the report is already provided and known problems are fixed.

Q. Can a building ‘fail’ the inspection?

No. The inspector is identifying visible building problems but he is taking into account other factors such as price or a purchaser's particular requirements such as location.

Q. What if a report reveals problems?

Problems in a building do not necessarily mean you should not buy it. Problems vary in size and expense, most things can be repaired/replaced. As a purchaser you may choose to proceed based on the items being repaired/replaced or to negotiate a lower price. Alternatively you can choose to select a different property. The choice is yours.

Q. What are unapproved structures?

Any alteration or addition made to a property without the knowledge or approval from the respective council. Unapproved structures range from minor items to structural work of an un-approvable nature. It is imperative for the buyer to know the legal and structural significance of these modifications. Are they safe? How much will they cost to rectify? Or are they of no real significance and do not require formal approval?

Although many minor structures do not require structural approval, there are often specific siting requirements laid down by the Planning Authority. In addition to this, there is a defined requirement their general construction is of a professional nature, and complies with the Building Code of Australia.

A few of the more common examples of typical unapproved structures are pergolas, carports, pot belly stoves, decks, combustion heaters, open fires, building alterations, underfloor storage involving structural alterations, pools, arches, enclosure of carports, retaining walls, sub floor alterations etc

Q. Why are unapproved structures such a problem?

Most property buyers who have ignored unapproved structures at the time of purchase, are upset and financially disadvantaged when forced to pay for their rectification/approval prior to re-selling their home. It pays to know where you stand before buying, as these problems can often affect the validity of your insurance etc. From July 1st 2004, vendors are required to have accurate “Building & Compliance Reports” which outline these matters for the buyer.

Q. Can buyers assess problems themselves?

It’s difficult unless you are a registered, licensed and qualified builder and building consultant. The choice is yours and whether you are prepared to run the risk.

Q. What causes subsidence?

The majority of minor brickwork cracking is caused by moderately reactive clay soil beneath the footings, differential thermal expansion/contraction, drought and brick growth. Provided the movement is within acceptable limits, most of these minor cracks are not regarded to be of great structural concern.

Q. Which is better, separate building and pest reports from 2 different inspectors or a combined building and pest report completed by 1 inspector?

Companies that do combined building and pest reports are typically completed by a building consultant who has also done a TAFE pest control course. The main concern is can the consultant be a master of both trades meaning have they also built up years of knowledge and experience in dealing with pests and eradicating them?

At OPR we have decided it is better for the client to receive 2 separate independent reports completed by a building consultant and pest control consultant. OPR pest control consultant specialises in termites, borers and other timber related pests and has a team who specialises in various pest treatments. OPR building consultants specialise in all building structures and have experience with both commercial and residential properties.

Q. What is the most common building problem?

Leaking tiled shower bases, shower leaks were minimal many years ago during the days of ‘shower over baths’ and full brick wet areas’ the advent of tiled shower bases over timber floors in modern brick veneer construction, has resulted in the failure of many thousands of tiled shower recesses.

Other common problems depending on the building and age are, deteriorated timber windows, poor workmanship, cracking/movement and concrete spalling etc

Q. How dangerous is Asbestos?

Asbestos fibre is used as reinforcement contained within sheeting. It is generally accepted there is no significant risk if the material is left undisturbed and is sealed. However, when alterations are contemplated, which may include removal of this material, there are departmental regulations governing its removal/disposal which must be followed. Most homes built in Australia prior to the early 1980's have asbestos cement sheeting incorporated in some areas of construction i.e. wet areas, eaves, roofing etc..

If you have any other questions that aren't answered here please email us your question (click here).