Browse Forums Real Estate 1 Aug 28, 2015 7:53 pm Hello everyone, I inspected a house in Melbourne Western suburb and made an offer on it. The offer was based on if the loan gets approved and if everything goes well in building inspection. The offer was accepted before the building inspection was done. But we still wanted to get everything checked. The building was inspected by a builder and he gave a report which said this in Walls section - "Cracking located in the brickwork is evidence of foundation settlement.The brickwork located to the rear of the building has pulled away from the door frame, which indicates foundation movement.Improvement to surface water drainage is required in order to protect the building foundations." When I was there at site with him, he did not mention anything about foundation but he did say that drainage needs to be improved for the site. I called him this morning after I got the report and he says - "There has been a minor foundation movement in this house due to drainage issues. You need to build concrete around house so that there is no future movement. You cannot use my report to back out from this property or even negotiate with the owner." I am confused and need some advice if I should go with the offer or not ? Thanks in advance Re: Need advice on a foundation issue for a 6 year old house 2Aug 28, 2015 10:38 pm Usually the clause in the contract you signed should be worded "building inspection to the purchasers satisfaction" or similar. That means it's to your satisfaction, the guy doing the report should have no basis to tell you that I think. You sure he doesn't know the owner or agent? Re: Need advice on a foundation issue for a 6 year old house 4Aug 28, 2015 10:53 pm Christoshizz Usually the clause in the contract you signed should be worded "building inspection to the purchasers satisfaction" or similar. That means it's to your satisfaction, the guy doing the report should have no basis to tell you that I think. You sure he doesn't know the owner or agent? First investment in life and I have so much to learn. I totally agree with what you say - wish I had been on this forum earlier. Re: Need advice on a foundation issue for a 6 year old house 5Aug 28, 2015 10:54 pm JB1 I'd walk away citing that you can't get finance. Not worth the risk IMO. I want to do that , some people around me say it's normal to have cracks etc..but I just don't feel comfortable with the limited information I have about that crack. Re: Need advice on a foundation issue for a 6 year old house 6Aug 28, 2015 11:06 pm To be honest it sounds like the person you paid for the inspection was useless. They should be fielding these questions not some internet randoms like us. Are they a proper building inspection company? Re: Need advice on a foundation issue for a 6 year old house 7Aug 29, 2015 7:39 am Christoshizz To be honest it sounds like the person you paid for the inspection was useless. They should be fielding these questions not some internet randoms like us. Are they a proper building inspection company? I was recommended that building inspector by someone. Yesterday I found out that the person is not registered with VBA but another person with same surname is registered as registered builder ( not inspector). Re: Need advice on a foundation issue for a 6 year old house 8Aug 29, 2015 9:10 am Hi Amber23 Structural Matters (Reports) should be dealt with by Structural Engineers.. NOT By Building Inspectors,Building surveyors or Builders as their reports are filled with disclaimers and are not accepted by the Courts, Commissions, Insurance companies,Councils etc.. Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Need advice on a foundation issue for a 6 year old house 9Aug 29, 2015 7:39 pm StructuralBIMGuy Hi Amber23 Structural Matters (Reports) should be dealt with by Structural Engineers.. NOT By Building Inspectors,Building surveyors or Builders as their reports are filled with disclaimers and are not accepted by the Courts, Commissions, Insurance companies,Councils etc.. ^ If you ended up in court this it what Judges would look at. Get you bank/finance company to write letter you have been declined.... 'It's not the size of the dog in the fight, it's the size of the fight in the dog.' Re: Need advice on a foundation issue for a 6 year old house 10Aug 29, 2015 8:44 pm Hi Amber, I think that you should have posted this in General Discussion and worded the opening post more towards the cracking, the location, when the house was built and asked the best path to go down (a structural engineer's report etc) to evaluate the risk of purchasing. The house is in a slab heave hot spot and built at the height of the drought. You should first decide as to whether you are prepared to pay to have the cause of the cracking investigated by a structural engineer who would most likely have to collaborate with a geotechnical engineer ($$$) If that is done, you will have the appropriate information on which to base your purchasing decision. The building consultant has alerted you to a problem and it is now up to someone appropriately qualified AND experienced in the area to assess the situation. The house may well be ok as there are different degrees of heave but you cannot take the risk of not accessing the appropriate information. There has been financial ruination, marriage break ups and even suicides because of western suburb heave and you are very wise to be wary. 3in1 Supadiverta. Rainwater Harvesting Best Practice using syphonic drainage. Cleaner Neater Smarter Cheaper Supa Gutter Pumper. A low cost syphonic eaves gutter overflow solution. Re: Need advice on a foundation issue for a 6 year old house 11Aug 30, 2015 9:10 am SaveH2O Hi Amber, I think that you should have posted this in General Discussion and worded the opening post more towards the cracking, the location, when the house was built and asked the best path to go down (a structural engineer's report etc) to evaluate the risk of purchasing. The house is in a slab heave hot spot and built at the height of the drought. You should first decide as to whether you are prepared to pay to have the cause of the cracking investigated by a structural engineer who would most likely have to collaborate with a geotechnical engineer ($$$) If that is done, you will have the appropriate information on which to base your purchasing decision. The building consultant has alerted you to a problem and it is now up to someone appropriately qualified AND experienced in the area to assess the situation. The house may well be ok as there are different degrees of heave but you cannot take the risk of not accessing the appropriate information. There has been financial ruination, marriage break ups and even suicides because of western suburb heave and you are very wise to be wary. Hi, thanks you for the advice. I sent a message to the moderator to move my post. This house seems like a lot of work and money ! Re: Need advice on a foundation issue for a 6 year old house 12Aug 30, 2015 9:21 am Amber23 ....... This house seems like a lot of work and money ! Yes, but what is the real upside..opportunity-> gain-> profit? That's what usually motivates people to take on projects and succeed. Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Need advice on a foundation issue for a 6 year old house 13Aug 30, 2015 12:54 pm StructuralBIMGuy Amber23 ....... This house seems like a lot of work and money ! Yes, but what is the real upside..opportunity-> gain-> profit? That's what usually motivates people to take on projects and succeed. I haven't seen where Amber has indicated that she can buy it at a reduced price. 3in1 Supadiverta. Rainwater Harvesting Best Practice using syphonic drainage. Cleaner Neater Smarter Cheaper Supa Gutter Pumper. A low cost syphonic eaves gutter overflow solution. Re: Need advice on a foundation issue for a 6 year old house 14Aug 30, 2015 1:05 pm From her limited description it doesn't sound that bad to be honest. I think the inspector was more trying to tell her to concrete apron around the house to avoid any further movement due to water and shrinkage etc. he has to note in report so there is no come back later on. To be by him saying can't use it to get out blah blah might just mean it's nothing to big to not buy over he is just warning it could get worse if not addressed. Re: Need advice on a foundation issue for a 6 year old house 15Sep 01, 2015 12:55 am I would be more concerned at the authenticity of the qualifications of the author of the report. In the many excessive reports that have been performed on my house, I have never read where a report removes your ability as a consumer to negotiate with the seller. You are commissioning them to report on the facts for you to make the judgement. It seems odd that a disclaimer worded that way has been stated. Your house roof does not show rusting other than some surface rust on the flashings. 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