Finding structural problems during a building inspection does not necessarily mean you should walk away from a property. However, the findings should be properly understood before you proceed with the purchase.
Structural defects can range considerably in severity. Some are relatively straightforward to repair, while others may indicate movement, inadequate structural support or previous building alterations that require further investigation.
At Master Building Inspectors, we regularly identify structural issues during pre-purchase and specific structural inspections throughout Perth. These can include roof frame defects, structural cracking, inadequate support following alterations, and deterioration within timber subfloors.
The important thing is to understand what has been found, how significant it is, and what should happen next.
Minor Defects vs Significant Structural Defects
Not every defect identified during an inspection is a major structural problem.
Minor cracking, localised deterioration or maintenance issues may have little effect on the overall structural performance of a property. Other defects, however, can affect important structural components of the building.
A significant structural defect may involve elements such as:
- load-bearing walls;
- roof framing;
- beams and lintels;
- structural masonry;
- floor framing;
- stumps, bearers and joists; or
- other components responsible for supporting building loads.
The location, extent and nature of the defect are therefore important when determining its significance.
A visual building inspection is also subject to accessibility limitations. Concealed structural components cannot necessarily be assessed without invasive investigation.
Common Structural Problems Found During Building Inspections
There is no single structural defect that applies to every Perth property.
However, there are several problems we regularly encounter during inspections.
Structural Cracking and Building Movement
Cracking is common in residential buildings and does not automatically mean that a serious structural problem exists.
The inspector considers factors such as the location, width, pattern and extent of cracking, together with any other evidence of building movement.
Minor cracking may simply require maintenance or monitoring.
More significant cracking, particularly where accompanied by distortion, displacement or other evidence of movement, may warrant further investigation.
The cause should not be assumed from the crack alone.
Roof Frame Defects
Roof spaces are one of the most important areas assessed during a structural building inspection.
Problems can include:
- sagging rafters;
- inadequate or damaged underpurlins;
- insufficient strutting;
- damaged structural timbers;
- poorly supported roof members;
- alterations to the original roof structure; and
- excessive deflection of structural members.
We also encounter properties where alterations below the roof have affected its support.
For example, a load-bearing wall may have previously been removed without adequate provision being made to support the roof structure above. This can result in deflection of ceilings, roof framing or supporting members.
Depending on the circumstances, rectification may involve reinforcement, additional beams, underpurlins or strutting.
Previous Removal of Load-Bearing Walls
Renovations are another common source of structural problems.
Older Perth homes in particular may have undergone several renovations during their lifetime. Internal walls may have been removed to create larger living areas, kitchens or open-plan spaces.
Where a load-bearing wall has been removed, the loads it previously supported need to be adequately transferred.
During an inspection, signs that warrant closer attention can include:
- ceiling deflection;
- sagging roof members;
- inadequately sized beams;
- unusual roof strutting arrangements; and
- movement or cracking around altered areas.
The inspector may be able to identify the structural issue visually and recommend appropriate rectification. Where the adequacy of the existing structure cannot be determined through a visual inspection, further specialist assessment may be recommended.
Subfloor Structural Defects
Older Perth homes with suspended timber floors can present a different range of structural problems.
The subfloor inspection may identify deterioration or movement involving:
- timber stumps;
- bearers;
- floor joists;
- connections;
- masonry piers; and
- supporting structural elements.
Excessive floor movement or deflection inside the house can sometimes be associated with problems below.
Moisture, timber deterioration, inadequate previous repairs or movement of supporting components can also contribute to subfloor defects.
Where access is available, inspection of the subfloor can provide valuable information about the condition of the supporting floor structure.
Does a Structural Problem Always Require an Engineer?
No.
The identification of a structural defect does not automatically mean that a structural engineer is required.
Some defects have an identifiable cause and an established method of rectification. In other situations, further investigation may be necessary before an appropriate repair can be determined.
Engineering advice may be recommended where, for example:
- the cause of significant movement cannot be established visually;
- structural capacity needs to be calculated;
- substantial structural alterations are proposed;
- the adequacy of an existing beam or structural member needs to be determined; or
- an engineered repair design is required.
The recommendation should therefore depend on the individual defect and circumstances, rather than automatically referring every structural issue to an engineer.
What Happens After a Structural Defect Is Found?
The first step is to read the inspection report carefully.
A good report should explain where the defect was observed, its apparent significance and whether further investigation or rectification is recommended.
If anything is unclear, speak with the building inspector.
For more substantial defects, obtaining further specialist advice or repair quotations can help establish the likely scope and cost of rectification.
This information can be particularly valuable before making further decisions about a property purchase.
Can a Structural Defect Affect a Property Purchase?
Potentially.
However, buyers should be careful about assuming that every structural finding automatically gives them a right to renegotiate or terminate a contract.
What happens after a defect is identified depends on the terms and conditions of the individual sale contract, including any building inspection condition.
In Western Australia, contracts may contain specific requirements concerning the type and significance of defects covered by a building inspection condition.
For this reason, the building inspector’s role is primarily to inspect the property and report on its condition.
Questions about contractual rights, negotiations or termination should be discussed with the buyer’s settlement agent, conveyancer or other appropriately qualified adviser.
This distinction is important.
Should You Walk Away From a Property With Structural Problems?
Not necessarily.
A house with a structural defect is not automatically a bad purchase.
Some problems can be repaired relatively easily. Others may involve substantial work and expense.
The more useful questions are:
What is wrong? Why has it occurred? What is required to rectify it? And approximately what will that rectification involve?
Once those questions have been answered, the buyer is in a much better position to decide whether the property remains suitable.
In some cases, identifying the defect before settlement can prevent a buyer from inheriting a significant unexpected expense.
Why Inspector Experience Matters
Structural inspections involve more than simply identifying visible cracks.
Understanding how residential buildings are constructed helps an inspector recognise when structural loads may not be adequately supported or when something within the building does not appear consistent with normal construction.
Master Building Inspectors are Registered Builders with extensive experience inspecting Perth homes.
Our inspections regularly involve roof structures, load-bearing walls, structural masonry, floor structures and previous alterations.
Where a defect is identified, our objective is to explain the finding clearly so the client understands its significance and the recommended next step.
Frequently Asked Questions
Is every crack in a house a structural defect?
No. Cracking varies considerably in significance. The location, width, pattern and extent of the cracking, together with other evidence of movement, should be considered before determining whether further investigation is required.
Do all structural problems require a structural engineer?
No. Engineering advice may be appropriate where structural calculations, design or specialist investigation are required. Many defects can be identified during a visual inspection without automatically requiring engineering assessment.
Can roof sagging be a structural defect?
Yes, depending on its cause and severity. Sagging may be associated with undersized or damaged roof members, inadequate strutting, alterations to load-bearing walls or other structural issues. The roof space should be inspected where safe and accessible.
Can previous renovations cause structural problems?
Yes. Removing or altering load-bearing components without providing adequate alternative support can affect the structure above. These problems may only become apparent through cracking, deflection or movement sometime after the work was completed.
Can I renegotiate after a building inspection finds structural problems?
That depends on the terms of your property contract and the applicable building inspection condition. Buyers should obtain appropriate advice regarding their contractual rights rather than assuming that any structural defect automatically allows renegotiation or termination.
Structural Building Inspections in Perth
Discovering a structural problem before purchasing a property gives you an opportunity to understand the issue before taking ownership.
Some defects may require relatively straightforward repairs. Others warrant further investigation or more substantial structural work.
The purpose of the inspection is to identify visible evidence of significant defects and provide clear information about the property’s condition.
If you are concerned about structural problems in an existing property or require a pre-purchase building inspection in Perth, Master Building Inspectors can inspect the accessible structural components and provide a detailed photographic report.