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Building Inspection Report

Below average condition - negotiate on structural and compliance defects

issues found

Full AI Analysis determined 11 items were non-issues

This property has critical structural defects in the deck framing and a non-compliant, unsafe water main that give the buyer genuine negotiation leverage with the vendor. Subfloor framing deficiencies and loose handrails add to a picture of deferred maintenance across structural and exterior elements.

Recommended Tradies

Property

41 Bastow Road, Lilydale VIC

Inspector

Andrew Craig-Smith

Inspected

9 July 2021

Positives and negatives about the property

Red flags

Negotiate with the vendor on the deck framing deficiencies — engage a licensed builder to quote on full rectification and provide the figure to your conveyancer before exchange.
Request that the vendor obtain a plumbing compliance certificate for the water main and meter before settlement, or seek a price reduction covering the cost of compliant rectification.
Do not allow anyone to use the deck until a licensed builder has confirmed the framing and handrails are safe.

Positives

Roof space pine truss framing is in good order with adequate roofing coverage and good insulation and sarking coverage.
No evidence of damp damage was found to the exterior cladding.
No significant dampness was noted in the underfloor space at the time of inspection.
No cracked or leaking pipes were noted in the underfloor space at the time of inspection.

Questions you should ask

For the inspector

Can you clarify the full extent of the deck framing deficiencies — specifically how many connection points are inadequate and whether any part of the deck is currently safe to use?

For the owner or vendor

What specific aspect of the water main and meter is non-compliant and unsafe, and has this ever been raised with the vendor or council?
Has any council-approved building work been carried out on the deck, and are there permits on file for any structural alterations?
Is there a record of any plumbing compliance work at this property, particularly in relation to the water main?

For your conveyancer

Given the critical deck framing, non-compliant water main, and loose handrails, what is our strongest position for requesting vendor rectification or a price reduction before exchange?

Strong negotiation position

This report gives you genuine leverage on three fronts: structurally deficient deck framing, unsafe and non-compliant water main plumbing, and loose unsafe handrails — all classified as major defects or safety items by the inspector. These are not maintenance items; they are structural and compliance failures that a vendor should be asked to address or price into the deal before you sign. Engage your conveyancer promptly to decide whether to seek rectification as a special condition or a price reduction reflecting the scope of work involved.

What was found

Joists are not adequately fixed to the frame or external beam, the external beam is twisting, and it is not correctly fixed to the posts — the inspector classifies this as a major defect requiring works to restore structural integrity.

Why this matters

A structurally deficient deck poses a serious collapse risk to anyone using it. The defects are not cosmetic — the primary connections between joists, beam, and posts are inadequate. Without rectification the deck cannot be safely used.

What to do next

1Do not allow anyone to use the deck until a licensed builder has assessed and rectified the framing.
2Engage a licensed builder to quote on restoring structural integrity before settlement.
3Raise the defect with your conveyancer as potential grounds for a price reduction or vendor rectification condition.

Questions to ask

For the inspector

• Can you describe the full extent of the framing deficiencies — how many joists are affected and how far does the beam twisting extend?

For the owner or vendor

• Has any remedial work been done on the deck framing, or is the structure in its original condition?

Negotiation - raise with your conveyancer

Should we request that the vendor rectify the deck framing as a special condition of the contract, or seek a price reduction based on the scope of repair required?

What was found

The inspector found the water main and meter plumbing to be non-compliant with regulations and described it as unsafe, recommending consultation with a licensed plumbing contractor for remedial works.

Why this matters

A non-compliant and unsafe water main poses a health and safety risk and may expose the new owner to liability if an incident occurs. Compliance with plumbing regulations is a legal requirement and cannot simply be monitored — it must be rectified.

What to do next

1Engage a licensed plumber to inspect the water main and meter and provide a scope of works and compliance pathway before settlement.
2Ask your conveyancer whether the vendor can be required to obtain a plumbing compliance certificate prior to exchange.
3Do not assume the issue is minor — the inspector has described it as unsafe.

Questions to ask

For the inspector

• What specific aspect of the water main and meter installation is non-compliant and unsafe — is it the pipe material, connections, backflow prevention, or something else?

For the owner or vendor

• Has a plumber ever assessed or worked on the water main and meter at this property?

Negotiation - raise with your conveyancer

Should we request that the vendor engage a licensed plumber to rectify the non-compliant water main before exchange and make settlement conditional on a plumbing compliance certificate?

What was found

The inspector found weather-damaged posts, and loose and substandard handrails and/or balustrade on the deck, classifying this as a major defect and safety item requiring repair.

Why this matters

Loose handrails and balustrade on a raised deck are a fall hazard. Weather-damaged posts weaken the anchorage of the entire handrail system. The inspector has flagged this as both a safety item and a major defect.

What to do next

1Do not use the deck handrails until they have been assessed and made safe by a licensed builder.
2Engage a licensed builder to inspect and repair or replace the posts, handrails, and balustrade.
3Raise with your conveyancer alongside the deck framing defect as part of any pre-settlement negotiation.

Questions to ask

For the inspector

• How much movement is there in the handrails — are they fixable with repairs to the existing posts or does the entire balustrade system need replacement?

For the owner or vendor

• Have the handrails or posts ever been repaired or replaced?

Negotiation - raise with your conveyancer

Should we request rectification of the handrails and balustrade as part of the same special condition covering the deck framing, or address them separately in the contract?

What was found

The inspector found the powder room door does not have lift-off hinges fitted, which is required where clearance between the door and the pan is less than 1200mm — classifying this as non-compliant.

Why this matters

Lift-off hinges are required in this configuration to allow the door to be removed in an emergency if a person is incapacitated between the door and the toilet. Without them the installation is non-compliant and poses a safety risk. This is a compliance item, not cosmetic.

What to do next

1Engage a licensed builder or carpenter to install compliant lift-off hinges on the powder room door.
2Confirm with the tradesperson that the installation meets the applicable regulatory requirement.
3Raise with your conveyancer as a compliance item to be rectified before settlement.

Questions to ask

For the inspector

• Is the clearance between the door and the pan confirmed to be less than 1200mm, and does the door swing into the room?

For the owner or vendor

• Are you aware this door is non-compliant and has it ever been raised by a building inspector or council?

Negotiation - raise with your conveyancer

Should we request that the vendor install compliant lift-off hinges as a condition of settlement?

Snagger uses AI and can make mistakes. Please double-check responses.

Snagger is a comprehension aid only. This analysis is based solely on the uploaded inspection report and does not constitute professional building, legal, or financial advice. Always consult a licensed building inspector, conveyancer, or other qualified professional before making any purchasing decision.

About cost indicators. Cost indicators ($ to $$$$) are relative guides based on the typical scale of work involved. They are not cost estimates. Actual costs depend on your location, scope of work, materials, and the tradesperson engaged. Always obtain independent quotes before agreeing to any work.