Browse Forums General Discussion 1 Sep 29, 2011 7:15 pm Hi all, I'd be grateful if any builders with experience in preparing pre-purchase reports could give me feedback on this issue: Our building inspector looked at the roof (of the 40 year old property NSW we went on to buy) and noted the roof to be of pitched construction and the overall condition of the roof coverings (concrete tiles) to be "fair". He then identified "a small number" cracked/missing roof tiles that might allow leaks. He recommended those defects be looked at by a roofing specialist "for further evaluation and repairs or rectification as needed". We did not get a further opinion from a roofing contractor as those defects appeared to be inexpensive to rectify (as was the case). At the time of the property inspection there was evidence of staining on the ceiling which suggested extensive leaking at some stage - this was obvious to us and to the builidng inspector- we were informed by the owners that the roof had been "professionally restored" 7 years prior to our purchase and had not leaked recently. This, combined with the pre-purchase report, put our concerns to rest about the roof. [The restoration in fact appears to have been simply painting the roof] Unfortunately for us, what the building inspector failed to mention in his report was that, according to our builder, the pitch of the roof is significantly too shallow for concrete tiles (between 9-11 degrees) - the result of which is that the roof leaks like a sieve and needs replacing with colorbond (at a cost of circa $26,000). Our view is that the pre-purchase report ought to have addressed the issue of the appropriateness of the roof covering given the pitch, especially in the presence of clear evidence of leaks on the ceiling. To just comment on a few cracked/missing tiles created the misleading impression this was all we needed to worry about in relation to the roof. Does anyone have any thoughts on this issue?? Thanks for your time, KSK Re: Pre Purchase Building inspection 2Oct 02, 2011 8:24 am We have the same kind of issue with a house 30 years old. In our case I think what happened is that because the building inspector came recommended by the selling agent - there was a subtle pressure to make the reports less alarming than they really should be - otherwise a sale may not take place. I doubt that there is anything you can do except let everyone in your circle know about your dissatisfaction with the inspector by word of mouth. If your report looks like ours - there's about 3 pages of report and 30 pages of disclaimers saying that they can't be held responsible for a thing. The only thing - maybe - is that if there were witnesses to the fact that the previous owners said that it hadn't been leaking (an obvious lie) - maybe you could make a claim for false disclosure. Not sure. Re: Pre Purchase Building inspection 3Oct 20, 2011 1:22 pm Nothing to add re the building inspector but I would seriously shop around for the new roof. We had a difference of $10,000 between quotes for the colourbond roof for our new house. We took the cheapest and they did a great job. Re: Pre Purchase Building inspection 4Oct 29, 2011 5:57 pm Quote: If your report looks like ours - there's about 3 pages of report and 30 pages of disclaimers saying that they can't be held responsible for a thing. This does not surprise me at all. Ive seen houses riddled with white ants passed as OK by inspectors, who I suspect could have been doing the R/E agent a favour. I spoke to a chap a few years ago who was going to set up business as a building inspector and from what he said once you had all the relevant paperwork filled in (be it factual or otherwise) he would be licenced. I was staggered as what he knew about building would only cover the point of a pin. He said it didn't matter because there were heaps of disclaimers that covered him when he got things a 'bit wrong'. $26K sounds excessive for an iron roof replacement -- shop around Arfur The worst thing you can do is sign a building contract without a pre contract review. Over the years many people have come to me with disputes where they just signed… 0 8338 There are a lot of private inspectors should have stayed working as tradies!! Firstly, you paid for a professional opinion of the works, if he has picked up on an item he… 1 1980 you need to understand the breakdown of warranties. 90 warranty is considered as minor defects rectification period where as the longer ones are more major/structural… 1 5327 |