Frequently Asked Pre-purchase Inspections Questions.
Why use an Architect as your inspector instead of a ‘tradie’ or builder? (an additional FAQ)
The Building Act and the QBSA goes a long way in responding to this. An Architect has at least 5 years training, often coupled with extensive on site ‘administration’ role in maintaining the building quality throughout the building procurement as a part of their core responsibilities. Because of this expertise, Architects are not required to be licensed by the BSA to carry out inspections. Unlike other inspectors, architects are pre-qualified and therefore don’t require additional training to attain competency.
Combine an architect’s expertise with the Principal’s ‘hands on’ experience in the industry as a qualified tradie with many years of on-site building practice then you may ask Is there anyone more qualified for advice on your potential future property, or its future potential?
What it the purpose of the inspection and its report?
As described in AS 4349.1 2007 the purpose of the inspection is to provide advice to a prospective purchaser regarding the condition of the property on the date and at the time of the inspection. The inspection comprises a visual assessment of the property to identify major defects and to form an opinion regarding the general condition of the property at the time of inspection which may include minor defects. Where a major defect has been identified the inspector will specify its location and give an opinion as to why it is a major defect. The Inspector will report individually on Major Defects and safety hazards evident and visible on the date and at the time of inspection and collectively comment on minor defects which form a part of property maintenance.
What does the report contain?
- A detailed and comprehensive report with a minimum 200+ point inspection checklist;
- Identification of defects – major and minor – and maintenance items now or into the future;
- Analysis of all defects with appropriate recommendations for rectification or maintenance;
- Advice on areas of concern and preventative measures, so you can maintain your property in a timely manner and avoid future maintenance costs.
What can I expect to get inspected?
The following areas shall be inspected where applicable and reasonably accessible:
- The property within 30 m of the building subject to the inspection;
- The exterior of the building;
- The roof exterior;
- The interior of the building;
- The roof space;
- The sub-floor space.
Do I need to be there for the duration of the inspection or come at the end?
It is preferable for you to be there, but not absolutely necessary. This is one of the biggest decisions of your life and being on site gives ‘perspective’. In fact, unless you wish to look over the property again, for your convenience being at the inspection nearing the end would be the most time effective. However, the report is comprehensive and we can certainly discuss the findings of the report by phone at a time convenient to you.
Can I ask you about any future plans we have in mind to help in the decision making process?
Absolutely! This is why it’s called a Premium Property Report. As Architects, we bring the ability to create a ‘vision’ to each exercise, or to work with your own vision to bring it into reality. With that in mind, an ‘on-site design discussion’ option can quickly determine some practical strategies for any potential proposals you may have in mind before you fully commit.
Will the outcome of the report be discussed with the agent or current owner?
Absolutely not! We have a contract with our Client only, and no one else unless given the authority to do so by our Clients. Part of this is to assist in the decision making process without the intrusion of unqualified and biased people.
What areas are access during the inspection?
All areas of the property where reasonable access has been obtained and safe to due so without removing furniture and stored items. Any areas not accessed will be noted in the report with a recommendation if those areas should be accessed.
Is the roof exterior checked?
In the vast majority of cases it is, where safe to do so, even two storey buildings! Sometimes due to weather or access restrictions as well as types of roofing susceptible to damage, however visual inspection can be maximised by binoculars when access is limited.
Is the roof interior checked?
If there is a roof void, we have access and can fit and there is not safety issues involved we are in it! Even with soil insulation we can turn the power off if approved.
Does the inspector comment on areas of specialised knowledge such as wiring, plumbing?
Apart from dishwashers, the Inspector generally operates all appliances when suitable to do so to see if they function. This inspection also includes a visual inspection of exposed wiring and plumbing.
How long does the inspection take?
Depending on the ’options’ of service, an inspection takes approximately 2hours or more on site, depending on the size and accessibility of the property, main building, and other structures. The agent needs to know this time so that ‘all that needs to be done, can be done’.
When buying a unit, is the common property taken into consideration in the inspection given that AS 4349.1 3 states that the inspection is ‘limited to the interior and the immediate exterior’ only of the particular residence to be inspected.
Yes, with us it is. Common areas in most circumstances are inspections, where not encroaching upon private property or locked areas. A prospective purchaser should be aware that their liability for the cost of repairing defects is not restricted to the particular unit they are proposing to purchase, but may include contribution to the whole of the common property for those costs. Thus, an inspection of the particular unit and its immediate surroundings only, may be of limited assistance to the prospective purchaser.
When will I receive my report after the inspection?
Following receiving either your in- person verbal report at the time of inspection, or over-the-phone at your convenience, an electronic will be emailed to you on the same day.
If we proceed with the purchase, can you assist in turning our plans into reality.
Yes! While we specialise in Pre-purchase Building and Pest Reports we do provide professional and innovative architectural and town planning services, or recommend to you another professional that best suits your specific needs.