If you are thinking of purchasing a home it is very important
that you use the services of a competent, reputable and reliable
building inspector to thoroughly inspect the property and provide you
with a detailed written report on all aspects the it's condition.
If
there are any defects or damage to the property, and you sign the
purchase contract, legally you accept the property in the condition at
time of contract signing. However, if a building inspector finds defects
with, or damage to, the property before the contract settles, and
settlement is subject to the condition of the property being to your
satisfaction, then the faults may be eligible for rectification at the
vendors expense prior to settlement on the property, subject to
negotiations between the prospective purchaser and the vendor.
Building
inspectors have more than their fair share of horror stories to tell on
the condition they find some properties in, including leaking roofs,
plumbing and electrical wiring that is out dated, dangerous, faulty or
doesn't comply with regulatory authorities, foundations that are weak,
cracked, or have subsided. Then there are the missing or damaged
fixtures and fittings.
Fixtures and fittings that were there at
the time the prospective buyer look at the property but were found to be
missing or damaged at the time of official inspection, or prior to
settlement, are the liability of the vendor to put right. For these
reasons it is prudent to take a video and/or photos of the property that
you are interested in buying.
In rare cases, vendors have
stripped the property of its fixtures and fittings before moving out.
These include light fittings, gates, air conditioners, built-in
cupboards, and even plants from the garden!
Then there are the
horror stories, about shoddy construction such as sloping floors, bowing
walls, or inadequate foundations. Many times, where these faults are
pointed out to the builder, he will say that it is optical illusion, or
blame it on something or someone else, rather than take responsibility
for his shoddy workmanship.
Expensive mansions aren't excluded
from the horror stories. One building inspector tells the story of a
$700,000 house, because of improper drainage had buckled hardwood
floors, plus its ceilings sagged due to roof leaks. The wiring in the
attic was also found to be unsafe. As everyone knows, water and
electricity definitely do not mix!
Another horror story related by
a building inspector in Australia, tells of a Methodist minister and
his wife who purchased what they thought was their dream home - a log
cabin in the mountains. However, noticing cracks and bulges in the
walls, and faulty flooring, the house was anything but a dream. It was
found that the builder had failed to put footings under the house, so it
was to all intents and purposes sliding down the mountain!
Prospective
apartment purchasers have reported rotting garage doors, flooded
basements, peeling paint, and crumbling retaining walls. One such
purchaser found that the builder had failed to put sufficient columns in
the basement to support the overhead floor, and the house was literally
leaning to one side!
These are just a handful of the many
thousands of horror stories that building inspectors come across in the
performance of their job. Spending money on a building inspector when
buying a property is like an insurance policy and can be some of the
wisest money you'll spend. What price can you put on peace of mind!