Buying a home is one of the biggest decisions you will make, and foundation problems are among the most expensive surprises to inherit. Before you sign, a little focused due diligence around structural movement can save you tens of thousands of dollars. Here is what to look for and ask.
Walk the home with fresh eyes
Look for the classic signs of movement: stepped cracking in brickwork, diagonal cracks above doors and windows, floors that feel like they fall to one side, doors and windows that stick, and gaps opening around frames, cornices or skirting. Fresh paint or new cornices in isolated spots can sometimes hide recent patching, so look closely.
Questions to ask the agent or vendor
- Has the home had any underpinning, restumping, resin injection or crack repairs?
- If so, is there an engineering report and completion documentation you can review?
- Were any repairs designed and signed off by an RPEQ engineer?
- Are there large trees close to the home, or a history of plumbing or drainage issues?
- What is the site classification, and has movement been monitored over time?
Get it qualified before you are unconditional
A standard building and pest inspection is valuable, but it is not a specialist structural assessment of foundation movement. If anything gives you pause, get a foundation-specific opinion while you still have the option to negotiate or walk away. We regularly help buyers who need answers quickly, sometimes within the day, before a sale becomes unconditional.
Know your disclosure rights
Queensland's seller disclosure regime changes what vendors must tell buyers. Understand what should be disclosed and what to request. We cover this in buyer beware: new property law in QLD. When in doubt, a complimentary Home Check-up gives you clear, expert facts before you commit.