Whether you’re a seasoned property investor or just starting to dip your toe in the property investment market, you can’t expect a good return on your investment unless you have a solid understanding of what’s happening in the Brisbane property market. Don’t roll the dice recklessly or you’ll risk getting lumbered with a dud investment property this year. Here’s our run down on current Brisbane property market 2018 trends and the answer to the million-dollar question: Invest or divest?

Emerging trends in the Brisbane property market 2018

For almost a decade, the Brisbane property market’s been described as ‘underwhelming’ because it’s experiencing slower price growth than the Sydney, Melbourne and, surprisingly, the Hobart property markets. The good news for you is that has probably sent the more inexperienced, first time property investors scurrying elsewhere in search of greener pastures, seemingly unaware of the rich pickings on their doorstep. And that’s an opportunity for you!

Good news…if you get in now

The fact that the Brisbane property market has just been chugging along in comparison to other markets bodes well for you.

It means Brisbane’s poised to commence a new growth cycle. That growth cycle’s likely to be driven by the migration of buyers from the southern states as house prices continue to climb well beyond the affordable. South of the border, buyers and investors alike are being priced out of the market and it’s only a matter of time before they start sniffing around Brisbane in search of greater affordability. That, in combination with our unique climate and lifestyle means that Brisbane offers prospective buyers the opportunity to get more bang for their buck. It’s also attractive because it dangles the carrot that promises a better work-life balance. Brisbane is an opportunity for interstate investors and owner-occupiers to escape having to meet the insatiable demands of a huge mortgage or slavishly pay unreasonable rents for the privilege of a marathon commute to and from work.

Just when that predicted growth cycle will commence though, is anyone’s guess. The time to get into the market is now, before you’re competing with everyone else for a slice of the pie.

Worrying that the next growth cycle will take too long? Keep it in perspective: If you’re investing in property, you’re chasing either capital growth (the value of the property increasing over time), rental yield (rental income from your property being occupied by tenants), or, best case scenario, a magical and often elusive combination of the two. Wait too long and you’ll be buying at the top of the growth curve in a market that’s already been well and truly picked over, and you’ll miss out on capital growth and some of the best ‘diamonds in the rough’.

The biggest pitfalls of the Brisbane property market 2018

That said, do your research and proceed with caution. Here are a few ways to avoid some common pitfalls:

Avoid oversupply

The last few years has seen dramatic changes to Brisbane’s property market with large tracts of outlying land being opened up to development, leading to a multitude of new estates, apartment blocks and townhouses. It’s fair to say that property developers have had a field day.

Superficially, a new build is an attractive investment when you think about the fact you could put tenants in immediately, and your ongoing property maintenance costs are going to be very low. But the real issue for you will be finding tenants when there’s so many competing properties on the market. You might be hampered in your quest by a lack of established infrastructure in a new estate or its lack of proximity to the Brisbane CBD or reliable public transport corridors. This could lead to a lower rental yield and a higher risk of vacancy, which is bad news for your investment.

The other risk you run with investing in an outlying estate is that new tracts of land just a little further out will become available for development. There’ll soon be newer and shinier properties on the market to compete with. Investing in a property in an established area has the potential to make you the shiniest unicorn on the street, so long as you’re willing to maximise its value investment by rolling up your sleeves and doing the dirty work.

Be in demand

The trick is getting your head around whether demand is actually outstripping supply in the area you’re considering or whether you’re getting sucked into a real estate agent’s spiel. You wouldn’t pick an area to invest in based on the trajectory of a dart thrown at a map whilst blindfolded. Smart property investment calls for solid strategies based on evidence. This means you should make investment decisions in the Brisbane property market in 2018 based on indicators such as:

• how long properties in that area have been on the market (if properties are selling quickly, that’s a good indication of demand)
• the auction clearance rate
• the composition of the local area in terms of renters vs owner occupiers (a lot of rental properties means more competition for tenants)
• market volume; that is, the number of other properties on the market in that area
• rental yield – higher rents can indicate greater demand for rental properties in that area
• property vacancy rates – lots of properties sitting vacant should set your alarm bells ringing!

It pays to examine the local Brisbane property market in 2018 with a fine toothed comb!

Location, location, location!

As always in the property market, location is the key to successful investment. A great location will have excellent access to the Brisbane CBD, reliable public transport, fantastic amenities and, if you’re targeting the family rental market, will be in a good school catchment. This is where a decision to buy in closer to Brisbane can pay dividends.

Look for opportunities to add value to your investment

Perhaps one of the biggest takeaways is to avoid investing in new property in an outlying estate. The real trap you can fall into with a new build is that there’s no opportunity whatsoever to add value to your investment by either renovating or extending. Gone are the days of the quarter acre block where you could add a bedroom or a pool and still have room to spare.

Housing density is increasing with population growth and this means more homes squeezed together in new estates.

Only an established property gives you options to renovate or extend in order to add value to your investment. But that’s contingent on you buying a property that’s structurally sound and free of pests. And that’s where we come in to the picture.
It takes an experienced eye to spot the difference between a ramshackle disaster and one that has sound investment potential that’s being overlooked because it’s simply not as easy on the eye. A pre-purchase property inspection by Andrew from Action Property Inspections ensures that you know exactly what you’re getting yourself in for before you take a leap and commit to buying into the Brisbane property market in 2018.

Action Property Inspections have decades of experience in carrying out thorough and professional building and pest inspections and preparing detailed, unbiased reports with a very quick turnaround. Talk to Andrew today on (07) 3201 2666 or freecall 1800 642 465 to discuss a pre-purchase building inspection before you commit to your next Brisbane investment property.

Need helpful advice about sound investments in the Brisbane property market for 2018? Talk to the experts, today.

The post Brisbane Property Market 2018 – Invest or Divest? appeared first on Action Inspections.

They say that deciding on which school to send your children to is one of the hardest decisions to make as a parent, and that deciding on which home to buy is one of the hardest decisions to make as an adult. If you’re a parent looking to buy a house close to one of the best state schools in Brisbane, you’ve got quite a big decision on your hands!
It’s common knowledge in the real estate industry that properties close to high preforming schools are regularly asking top dollar compared to similarly sized properties in neighbouring areas. Weekly rents are higher, too. You could be looking at a significantly smaller house to the one you’re currently living in for a much higher price, or a fixer-upper that needs a tonne of work. If you do your homework, you should be able to avoid the major pitfalls of buying in a great school catchment area and still make a good investment for your family’s future. Read on to find out more!

Where are the best state school catchments in Brisbane? Why should you live there?

According to the 2017 NAPLAN test results, the following are the best performing state schools in Brisbane:

Best public primary schools in Brisbane:

• Kelvin Grove State School
• Eagle Junction State School
• Newmarket State School
• McDowell State School
• Oakleigh State School
• Ascot State School
• Windsor State School
• Kedron State School

Best public high schools in Brisbane

• Brisbane State High School
• Mansfield State High School
• Kelvin Grove State High School
• Indooroopilly State High School
• The Gap State High School
• Mt Gravatt State High School
• Craigslea State High School
• Kedron State High School

Here are a few of the Brisbane suburbs that you should be looking at when wanting to buy in a popular school catchment.

Kelvin Grove

Home to one of QUT’s campuses, Kelvin Grove has one of the best state primary schools in the city, and one of the best high schools. With a thriving urban village, great Saturday morning markets and several fantastic cafes and restaurants, Kelvin Grove is a great place for families. The median housing price here is $801, 500.

Indooroopilly

Indooroopilly is well known in Brisbane for having the largest shopping centre in the western suburbs. Only 7 kilometres from the city’s centre, Indooroopilly is leafy and quiet, giving you the best of both worlds. Indooroopilly State High School is one of the best public high schools in Brisbane, so if you have teenagers, it’s definitely a suburb to consider. The median housing price here is $862, 500.

South Brisbane

Located on the southern bank of the Brisbane river and within walking distance to Brisbane’s cultural centre, South Brisbane is a wonderful place for enriching growing minds. As one of Brisbane’s oldest areas, there are a number of beautiful heritage listed properties and buildings of cultural significance. Public transport is fantastic, and the suburb is within easy travelling distance to some of Brisbane’s best state primary and high schools. What’s more, the close proximity to the city makes it a desirable location for parents who work there. The median housing price here is $775, 000.

What are the downsides of buying in a popular school catchment area? What should you be looking out for?

Buying a home in a school catchment area in Brisbane has lots of advantages, but also some downsides. As already mentioned, property prices in these areas are always higher. You’re likely to pay thousands more for a 2 bedroom property in suburbs like Indooroopilly or the Gap than you would in a suburb where the school isn’t so much in demand. You could be sacrificing space, comfort, and lifestyle. While your child’s education is incredibly important, so is the financial security of your family. You can still find you and your family a property in a popular school catchment area – you just need to be smart about it.

What should you sacrifice? What shouldn’t you?

Buying a property is always a tough decision, but buying a property when you have a specific goal in mind – that is, to move closer to a school that will provide your child with a better education – can be even tougher. You’ll need to sacrifice something for your child’s future. Typically, space is the number one thing people sacrifice. If you have multiple children, they may have to share a bedroom. You might not have that study you had in your previous home. The houses you can afford might be older or needing significant repair. What you definitely shouldn’t sacrifice is your family’s safety and financial security. You don’t need to buy a house with major structural issues just to be closer to a particular school. Check out Action Property Inspections checklist for what to look out for when looking for a home. If in doubt, always request a thorough inspection by an expert property inspector!

Look for fixer-uppers

If you do your research, finding a property that needs a bit of work is a great way to get your family in the area you need to be in for a better price. If you temporarily lower your expectations, you can eventually find yourself in your dream home. Brisbane suburbs like Kedron often have fixer-upper properties for sale. Here at Action Property Inspections, our building inspectors have compiled a handy list of rules for you to abide by to make sure you’re not stuck with a property that’s more work than it’s worth.

• You’ll definitely need to spend big on kitchen and bathroom renovations, as most older homes will need them. They’re also the most expensive.
• Make sure you get the property you’re interested in thoroughly inspected for asbestos and termites. No matter how much you want the house or how well it otherwise suits your needs, the associated costs with such properties make it so much more of a headache than it’s worth.
• Look for fixer-uppers that are open for big improvements for minimal outlay. Properties that only need a coat of paint, a quick update on the flooring, or some landscaping can give you a dramatic makeover for small change.
• Ensure the property you’re after is family friendly. It’s surprising how many families fall into the trap of buying flats or units instead of a house with room for their growing family. Look for houses with yards, and enough bedrooms to be comfortable.

Once you’ve found a home that seems right for you, in the right area, contact Action Property Inspections and talk to a building inspector. Don’t take a risk on your family’s future by investing in a lemon!

For more information on property purchases and pre-purchase inspections, visit us at Action Property Inspections online today or call us on 07 3201 2666!

The post The Building Inspector’s Guide – Worst House In The Best Catchment appeared first on Action Inspections.

It can be tempting to ignore cracked tiles, especially if there are only a few here and there. You can always replace them down the track when you have more time and money, right? Not necessarily if there is a bigger issue at play below the surface. You wouldn’t ignore unsightly cracks in a property’s wall. The same policy should apply for cracks in your tiled flooring.

If you discover cracked tiles in your potential new property, the first thing you should do is book a pre-purchase property inspection with a qualified and experienced building inspector. Only a trained professional can accurately determine whether or not your cracked tiles are a symptom of a deeper issue.

Causes of cracked tiles

You wouldn’t be the first person to believe that cracked tiles are the result of wear and tear, age or poor quality tiles. In reality, cracks in tiles are more commonly the result of an underlying issue.

Let’s take a look at the potential causes of cracks in tiles.

Accident or load

Ever dropped a plate in the kitchen? Perhaps a jar of jam slipped through your fingers or you dropped a bottle of wine as you were pulling it out of the fridge? It can happen to the best of us and can be disastrous for your tiles.

Cracked tiles due to something heavy falling on them are common in kitchens. This kind of crack is usually contained to one or two tiles and you can clearly see where an object has been dropped. Similarly, tiles can crack under the pressure of heavy furniture. When you’re moving furniture like fridges or washing machines in your kitchen or laundry, tiles are often at risk of cracking.

These kind of cracks in tiles are a surface issue and nothing to worry about. If you don’t like the look of the damaged tiles in your home, replacing tiles is an easy fix.

Poor quality tiles

There’s a patch of tiles in your living room that look terrible. They are chipped, cracked and lifting. Surely it must be a case of a cheap and nasty tile that can be ripped out and replaced, right? Before you plan to gut your kitchen, laundry, bathroom or living areas and re-tile them, note that issues with the quality of tiles do not occur often. This is because tile manufacturers must meet specific standards when producing tiles. Tile flooring is built to last and withstand much more than your average wear and tear.

Only a qualified and experienced building inspector can provide advice on the cracked tiles in your prospective property. After a detailed inspection, they will provide a report outlining whether or not the cracked tiles should concern you and be addressed.

Issues with the sub-layer

The most likely and common cause of cracked tiles is issues with the material below the surface. This is called the substrate or sub-layer. If the concrete below the tiles has moved, cracked or has not been laid correctly, it can wreak havoc on your tiles.

It is important to note that new homes often move as they settle into their foundations, while older properties also move as time goes on. Even gentle movements in a property’s foundations can cause tiles to crack, which makes it tricky to diagnose potential issues.

If the sub-layer of your home was poorly mixed or below standard, then tiles can shift and crack. If the concrete beneath the tiles did not sufficiently cure, then it too can cause problems for your tiled floors. Cracking in tiles can also be a result of the tiles being laid without a suitable and flexible adhesive underfoot.

What do cracked tiles in my prospective property mean?

Unfortunately, when the cause of your cracked tiles is hidden below the surface, it is not easy to get to the root of the problem and find a quick fix. This is when a skilled building inspector should be engaged to inspect the property and provide advice on any issues uncovered.

Your cracked tiles could simply mean that your prospective property is naturally moving. They could however be a tell-tale sign that there is a structural issue with the house, which must be properly addressed before further and more costly damage is done.

It can be easy to brush over something as seemingly minor as cracked tiles when you fall in love with a property. The only way to ensure a smart investment however is with a pre-purchase building inspection.

Cracked roof tiles

The tiles on your potential new property’s flooring are not the only tiles you need to think about. Roof tiles can cop a battering during Queensland’s tropical storms and wild weather. It is not unusual for roof tiles to become cracked and broken during a storm. When the roof tiles on a home are damaged, they can put the interior of the home at risk of water damage, mould and wood rot.

As part of the pre-purchase building inspection process, your building inspector will give your roof a thorough inspection to ensure there are no cracked or broken tiles that can cause concern.

Invest in a pre-purchase building inspection

The only way to get to the bottom of the cracked tile problem in your prospective property, is with the help of a trained building inspector.

When you book a pre-purchase building inspection, your building inspector will analyse the cracks in the tiles and their positioning to diagnose the issue. When the safety of the structure is not to standard, the property will not pass the building inspection.

The building inspector will provide you with a detailed report following the inspection. They will also be available to talk through any issues that have been raised. They will advise you what needs to be done to rectify the issues and can potentially give you bargaining power if you want to negotiate a lesser price.

Worried about cracked tiles in your prospective property? Book a pre-purchase building inspection today to investigate the issue and give yourself peace of mind.

The post Should I Worry About Cracked Tiles In A Prospective Property? appeared first on Action Inspections.

Storms can result in flooding, structural damage, fire, broken and damaged windows and roofs, and a whole host of other issues. You could be paying a fortune for repairs. For more information on what signs you should be looking out for after a storm, read on!

The 5 deadly signs

Brisbane storm season can be highly destructive – with severe winds, heavy rain, damaging hail and lightning, and the potential loss of electricity. But what impact does the season have on our homes and properties, and how can you spot storm damage on a home you’re looking to buy?

Storm damage can take many forms, but we’ve narrowed it down to 5 of the most common types of damage your house might sustain after an intense summer storm.

1. Intense winds resulting in roof and structural damage. Damage in these areas can be very expensive, as winds have the capacity to rip tiles or other forms of roofing completely off the top of your house. The resulting roof can be structurally weak and may not survive any subsequent storms.
2. Torrential rain resulting in flooding. Water is an incredibly destructive force, and can result in hundreds of thousands of dollars of damage. Water damage can also lead to mould issues and structural damage in floors and ceilings.
3. Lightning strikes, resulting in electrical damage and fires. Lightning strikes can be devastating and result in a total loss of your home. If appliances are on during a storm, lighting strikes can be responsible for those appliances malfunctioning or even exploding. Faulty wiring can also have a nasty impact in a storm.
4. Flying debris. This might include trees or property that hasn’t been properly tied down, resulting in damage to windows, walls, ceilings and roofs. If you have outdoor furniture or large overhanging trees, these can become a hazard in the midst of one of Brisbane’s intense storms. Also check fences for damage or potential hazards, and any sheds or outlying buildings.
5. Hail damage. This can be incredibly destructive to car ports, sheds, windows, skylights, or anything of that kind. Dents are the most common form of damage, but glass objects can be cracked or even smashed.

Is location a factor?

Data gathered by insurance group NRMA in October this year reveals that south-east Brisbane is the most storm affected region in the state, accounting for 24% of all storm-related insurance claims.

The five most storm affected suburbs of Brisbane include:
• Forest Lake
• Capalaba
• The Gap
• Carindale
• Chapel Hill

If you live in one of these areas, storms need to be at the forefront of your mind when it comes to home maintenance and preventative measures. Also, if you’re looking to purchase property in any of these areas, make sure you get in an experienced house inspector to do a thorough inspection of the property pre-purchase. Any remaining storm damage from previous years needs to be dealt with, and quickly.

What can I do to minimise the impact of storm season on my house?

Worryingly, less than one in five people (or 18%) recognised that storms pose the biggest risk to their property when it comes to damage. This is despite nearly half of all home claims over the past financial year relating to storm damage in some way. There’s certainly an issue here with complacency and a lack of awareness about the severity of storms in Brisbane and the damage they leave in their wake.

In order to maintain your home and keep your family safe, you need to stay aware of any storms that might be rolling in to Brisbane, and monitor their severity. The Bureau of Meteorology has a live radar, and you can subscribe to their alert system to keep abreast of any updates with the weather as they happen. The SES has a handy webpage that gives hints and advice. They also advise that people get ready for storm season now, or even as early as November, to help reduce any possible damage to homes. Doing so will also limit the risk of you or your family being injured during a storm.

According to the SES website, home owners need to trim overhanging trees and branches, clean out their gutters, secure any loose items in yards or anywhere on your property, and check the condition of the roof.

What do I do if I’ve sustained damage?

If your home has sustained any damage in a storm, you need to first consult your insurance company. Once that’s been approved, a contractor needs to be hired and the damaged properly repaired. If you are looking at purchasing a home and you believe it has sustained damage in a previous storm, engage a pre-purchase property inspector and advise them of your worries. If you notice a damp smell, signs of discolouration in paint, peeling plaster or unusual sloping of the yard – these could all be signs of previous storm damage.

An experienced inspector has seen the signs of storm damage in Brisbane a thousand times before. They’ll be able to tell you more about the damage and the impacts it might have on the safety and saleability of the property. If damage is identified, you’ll be able to engage an appropriate tradesperson to quote on repairs, use the damage as a price bargaining tool before you buy, or, ultimately, withdraw from the sale contract. Most importantly, you’ll be fully informed and in a solid position to make a choice about whether or not to invest.

For more information about storm damage to properties and pre-purchase inspections, contact Action Property Inspections on 07 3201 2666 and make an appointment today!

The post Storm Season Is Coming – 5 Signs Of Storm Damage To Brisbane Homes! appeared first on Action Inspections.

Unit after unit, apartment after apartment, sits empty and on the market for months before selling at a loss. The construction boom, which has brought so many jobs and industrial opportunities to Brisbane, has meant that apartments are popping up at a rate that investors, and even developers, cannot keep up with.

Apartment and unit investment properties in Brisbane have even gotten to the point where developers are going to desperate measures to try and get a nibble in an over-crowded market. They’re giving away avocado toast, free cars and even waiving body corporate fees!

All of this smacks of desperation and it’s buyers who are making out like bandits – leaving sellers and investors in their dust.

What’s going on with Brisbane investment properties?

It’s this chronic over-supply that’s making it seem incredibly risky to take on investment properties in Brisbane.

But is there something else to it?

Calculated risks instead of rushing in

Any investment decision is ultimately a risk when you think about it. We take risks every day. Every decision we make, be it business or personal, comes as a result of weighing up possible consequences. Taking one job means passing up another. Pursuing one relationship means possibly missing out on being with someone else down the track. It’s all about considering our options based on the information available at the time.

Life is about risk. If we never took any chances, we’d never get anywhere. The property market is the same way. There are no guarantees and there are always going to be winners and losers.

Yes, investment properties in Brisbane are risky – in the same way that every decision is risky. However, there are significant moves you can make as a potential investor to mitigate that risk.

Working with professionals

Apartment developers are going to be desperate to get you in on the ground floor (often literally) to invest in their construction. It stands to reason that they’re going to promise you the moon (and pave the way with that avocado on toast!). You’ll be blindsided with flashy brochures, discussion of ‘off-the-plan’ ideas and champagne served in fancy flutes. You’ll be given tours of display apartments, told of the high potential for return on investment and you’ll leave with stars in your eyes after quickly signing your life away on the dotted line.

As a potential purchaser of an investment property in Brisbane, you need to know that you’re about to jump into a flooded market. It’s possible to do well but you’re going to need a team on your side to ensure that you’re making the right decisions – think legal advisors, financial guidance and building and pest inspectors. It’s easy to be swayed and steered off course – you’re going to need an experienced crew to help navigate these troubled waters.

Working with the banks

Head along to the fancy schmooze fests that the property developers are putting on. Chug all the free champagne and eat all the fancy canapes you can handle. As you’re leaving, make sure you grab any and all paperwork that you can get your mitts on.

When the champagne fog clears and the party is behind you, head to your lender of choice. Lay everything out on the table and have an open and honest conversation. Be blunt about your financial situation, your concerns about the investment properties in Brisbane slump and whether or not the bank thinks that this is an investment worth pursuing.

Working with your support network

There will be people close to you – family, friends and colleagues – who will have experience with purchasing investment properties in Brisbane. If you’re a first home buyer or a first time investor, talking to those who have been there and done that can help make the confusion surrounding the process a lot clearer.

Doing your research on the area

Is the area you’re looking at buying into one that’s likely to see growth? Has it stagnated or reached peak development? Looking out over the Brisbane skyline you’ll see a dearth of cranes nodding their heads over construction sites. There are just SO many places to buy investment properties in Brisbane – you owe it to yourself to make sure you’re choosing the right place, style and size.

Check the quality of the build

Most importantly, if you’re pouring your money into someone else’s development in the hopes of making a return, you need to make sure that the foundations are solid. You’re trusting a company to do the right thing, but they may well be working against the clock and cutting corners. And you’re going to be taking their word for it that everything’s up to standard.

You need to ensure that, prior to signing ANYTHING, you secure a pre-purchase building and property inspection. This vital step in the process will ensure that, as an investor, you’re getting what you’re paying for.

Imagine…you purchase into a new apartment development and suddenly you’re faced with a variety of issues you just didn’t see coming: leaking air conditioners encouraging the development of mould; faulty wiring causing potential life-threatening situations for your tenants; inadequate draining in bathrooms and wet areas.

Purchasing an investment property in Brisbane comes with plenty of risks. You need to control what you CAN by getting a professional team of property inspectors to tell you exactly what you’re looking at, and ensuring your investment is structurally sound.

Book your building inspection now

Action Property Inspections is a reputable Brisbane company with a wealth of experience. Purchasing investment properties in Brisbane is not a decision to be taken likely. Arrange your inspection ahead of time to protect yourself and your future.

Need help making an informed decision about investment properties in Brisbane? Contact the team at Action Property Inspections today!

The post Are Investment Properties In Brisbane REALLY High Risk? appeared first on Action Inspections.

From ‘What causes cracks in walls?’ to ‘Are weatherboard houses a good investment?’ Brisbane buyers have been hungry for answers before they invest, and rightly so! A pre-purchase building inspection is the only way you can know the true condition of your prospective buy and ensure a smart investment.

The hottest topics on Brisbane buyers’ lips this year feature everything from house restumping and buying in a flood zone to termites and broken roof tiles.

Take a look at the top 10 questions about building inspections that buyers want an answer to before they invest in a property. Have a question you need answered now? Ask a Brisbane building inspector today.

What causes cracks in walls?

You’re getting ready to purchase a property, but you’ve noticed unsightly cracks in the walls. Is this something you need to worry about? Read here to learn about the types and causes of wall cracks, the cost of repairing them and what to do when you discover cracks in the walls of your prospective property.

Are weatherboard houses a good investment? Read this before you buy

What do worker’s cottages, Federation homes, Queenslanders, Californian bungalows and post-war homes all have in common? They all feature weatherboard and are dotted throughout Brisbane suburbs. This post discusses the pros and cons of weatherboard homes and why you should contact a Brisbane building inspector when you’re thinking about buying a weatherboard home.

Roof pitch issues when buying a home with an enclosed verandah

Is the roof pitch over the verandah in your prospective property causing you concern? Learn about the common issues associated with a pitched roof, including roof leaks and drainage, and how a pre-purchase building inspection of your roof pitch can give you peace of mind.

News: Flying termite swarm in Brisbane

If you think termites are a nuisance, wait until you hear about winged termites! Brisbane is no stranger to swarms of winged termites after rainy periods. Think your potential new buy may be termite-affected? This post explains your best course of action in protecting your property against a termite infestation.

Pre-purchase building inspection report

Everyone seems to be talking about pre-purchase building inspections, but what exactly are they and do you need one? This post explains the pre-purchase building inspection process, including the state-of-the-art technology used to inspect your home. It also prepares you for what to expect in your pre-purchase building inspection report.

How ant caps can save you thousands

Ant caps won’t protect your home from termites, but they will tell you when there is termite activity in and around your home. Learn more about ant caps and how they can help you protect your investment, save money and nip serious pest issues in the bud.

House restumping in Brisbane – costs and considerations

Think your prospective property may need restumping? Learn the tell-tale signs of stumping issues and what you can expect to pay to restump a property. Find out why stumps deteriorate, and how a Brisbane building inspection can determine whether a property needs to be restumped or not.

I’m buying a home in the flood zone in Brisbane

Flood waters can cause devastating damage to properties affecting everything from a house’s foundation and structure to ceilings and walls. This post explains how to check if your potential buy is in a Brisbane flood zone and why a Brisbane building inspection is essential for flood-affected homes even if they have been renovated.

Broken roof tiles? Why this can be nothing . . . or everything

Failure to replace or repair broken tiles on a property can put the property at risk of serious and costly issues including water damage, mould and mildew, and wood rot. Learn how to spot the signs of a damaged roof and when you should engage a professional to complete a detailed examination of the property and its roof.

Why retaining wall inspections are essential

It’s not just your house, roof and verandah or pergola that require a pre-purchase building inspection. Your Brisbane building inspection should also thoroughly inspect any retaining walls on your property. This post investigates the different types of retaining walls, what can go wrong with retaining walls and danger signs to look out for.

There you have it, the top 10 questions on Brisbane buyers’ minds this year. Purchasing a home is one of the biggest investments you will make in your life. It’s no wonder you will be full of questions about the property you intend to buy.

Need advice on pre-purchase building inspections?

The team at Action Property Inspections offers free expert advice to any investor preparing to buy in Brisbane. Our highly qualified and experienced building inspectors know Brisbane and Brisbane homes. They are the only choice when it comes to inspecting your prospective new property in Brisbane.

When you invest in a Brisbane building inspector, you can be guaranteed to receive a thorough property inspection, a comprehensive report and friendly advice. Your building inspector will inspect every inch of your prospective property from the house interior and exterior to the decking, roof and underfloor area.

Our Brisbane building inspectors use state-of-the art technology, digital photography, moisture metres and thermal imaging to fully assess the true condition of your home. If issues are unveiled in your property, don’t stress. Our Brisbane building inspectors will not leave you high and dry and fumbling for what to do. You will receive a detailed post-inspection report outlining any issues uncovered and what is required to fix them.

You may decide to address the issues that have been raised, step away from the purchase or use the findings to negotiate a lower price.

A pre-purchase building inspection is the only way to fully understand the condition of the property you are buying. It can give you peace of mind and valuable bargaining power.

Thinking about investing in a pre-purchase building inspection before you buy? Contact Action Property Inspections today for advice on how a building inspection can help you make the right investment choice.

Have a question about building inspections in Brisbane? Ask an inspector today.

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If you’re planning to invest in a home with fibre cement cladding, you may question the need for a pre-purchase building inspection. But, be warned – no building material is fail-proof. Building and pest inspectors can find issues with fibre cement cladding during an inspection. Read on to find out why.

What is fibre cement cladding?

First things first, what exactly is fibre cement cladding? Fibre Reinforced Cement or fibre cement is a building material developed in the early 1980s. James Hardie developed the material as an alternative to the building materials on offer at the time. The aim was to deliver to the market a cement-based product that was free of asbestos. Fibre cement is made from sand, cement and cellulose fibres.

Fibre cement cladding is a popular choice for builders because it is simple to install and brings with it a host of benefits. It is weather-proof and resistant to water. This means you don’t have to contend with rot or warp as a result of weathering or water damage. If that wasn’t enough, fibre cement cladding installed correctly works as an effective termite barrier. It can help keep your house cool on warm days and is a low maintenance material.

Problems with fibre cement cladding

Found a home with fibre cement cladding and you just have to have it? If you think you can pass on a building and pest inspection because you’re investing in a fibre cement cladded home, think again. Don’t be fooled into thinking that the home will be free of structural issues, pest problems or weather and water damage.

It may be built to withstand weather, water and termites, but fibre cement cladding isn’t fool proof. If the fibre cement cladding on your potential buy has not been installed properly or maintained to the correct standard, issues can arise. These issues have the potential to be serious and costly, if not addressed.

External cladding that is ill-fitted or poorly structured could expose your home to the elements. The last thing you want is water coming into your home every time it rains or storms, not to mention the damage that could have already been caused from a gap in the cladding.

Leaks can cause serious issues to the structure of your home, including warping and rot of framework. Water stains and mould are another issue you don’t want to have to contend with. Gaps in the external cladding can also make it easy for termites to munch their way in and have a field day.

You might think a home with fibre cement cladding will be free of structural or pest issues, but this is not always the case. There is no way to fully understand what is going on behind the cladding of your potential buy without a detailed pre-purchase building and pest inspection.

Why hire an inspector for a fibre cement house

Only a fully-qualified and experienced building inspector with expert knowledge of your suburb and the homes in it, can give you peace of mind that you are making a smart investment. You should never go into a purchase without knowing the true condition of the home you wish to buy.

The home may look picture-perfect from the outside with a tidy fibre cement cladding, but only your local building inspector can know if it is as perfect as it looks.
If you plan to invest in a home in Brisbane with fibre cement cladding, keep the following in mind.

Brisbane weather and fibre cement homes

Brisbane has experienced its fair share of wild weather in recent years with floods, ex-cyclones and wild storms severely damaging and battering homes. If the fibre cement cladding on the home you intend to buy was not built to standard, there is a high chance it has been exposed to the elements and subjected to water and storm damage.

If your potential investment has fallen victim to wild weather, a comprehensive building inspection report will help you understand the extent of the damage and help you decide whether or not you wish to continue with the sale. Keep in mind that a building inspection report can arm you with considerable bargaining power.

Make sure the fibre cement cladding on your potential buy is built to bear the brunt of Brisbane’s weather. Invest in a pre-purchase building inspection today!

Brisbane a high-risk area for termites

South east Queensland is a haven for termites thanks to our hot and humid weather, coupled with extended periods of rainfall.

Given the chance, termites will make a meal of your home. If the fibre cement cladding on your home has gaps, you run the risk of termites and other pest problems.

The only way to be certain your investment has an effective termite barrier and is free of termites and pests, is to invest in a building and pest inspection. Action Property Inspections can recommend a local pest inspector to give your home a detailed pest inspection.

When you inspect your potential buy, there is no easy way for you to tell if the fibre cement cladding has been installed to standard. Your best bet to ensure a smart investment, is to invest in a professional building and pest inspector.

Your building inspector will conduct a thorough examination of the home before producing a detailed report examining the following:

• house exterior
• house interior, including bathroom, laundry and all wet areas
• steps, decking, verandas and pergolas
• roof exterior and interior
• chimney
• garage
• the allotment
• under the house
• termite barrier.

Book a building and pest inspection today to ensure the fibre cement cladding on your dream home is up to scratch.

The post Fibre Cement Cladding Problems Your Building Inspector May Find appeared first on Action Inspections.

Wrong!

There are numerous self-help guides available which give you the basic know-how to allow you to walk through a home before you buy and pick out any noticeable concerns. In fact, most buyers do their own walkthrough anyway, listening out for creaking floorboards and being on the lookout for anything that looks and feels wrong, including the smell of damp or obvious peeling paint. But often the most critical of defects are overlooked or, worse still, not even considered. And then there are areas of a property that a homeowner would not let just anyone inspect such as the roof cavity or under the home.

This is why you need to employ the services of a professional home inspector. They bring with them years of experience, and can carefully look at the areas of a home that sellers strategically try to cover up.

Most importantly, professional inspectors have knowledge of building construction and tools to allow them to inspect a home in areas you cannot see. Your family member who is pretty good with a set of tools, or a friend who dabbles in the odd building job may have more of an idea of what can go wrong than the average person, however, there is more to an inspection than just what we see.

Inspecting areas of the home not accessible to the average home buyer

A home inspection checklist will certainly include elements of a home that you may not have considered being important to inspect. These can include everything from the electrics to the plumbing, cooling systems and even airflow in and around the foundations of the home. But can you access them? Only a professional will be granted permission from a homeowner to view parts of the property of this nature. Unless you have been trained, or have had previous experience inspecting a property, you could very well overlook the little things; and often it is the little things that are going to cause the biggest headaches.

Inspections can be dangerous

There is no denying that a home inspection can be risky and rather dangerous. As mentioned earlier, checking out the electrical wiring is not a task that a DIY home inspector really can or should do. The same goes for climbing onto the roof to inspect the chimney, tiles, gutters, and spouting. Without the proper safety equipment, you could be presented with any number of unexpected hazards. There really is no reason to risk your health or that of a builder friend who offers to help out, when you can hire a professional building inspector from within the local Brisbane area.

DIY inspections are not unbiased or independent

When looking to buy a home there is always emotion attached to the decision making process. Inspecting a property yourself can be challenging as it is easy for you to overlook a concern or downplay it to convince yourself that it will be okay. And if you have fallen head over heels for a house you really want to buy, you may get swept up in the atmosphere the homeowners create with fresh vases of flowers and strategically placed furniture. All these little touches are designed to ensure you do not see what is really there.

What you need is an unbiased, independent home inspection; one that is performed by a team that has no vested interest in the property other than to reveal the facts.

Don’t take a risk on your investment.

A DIY home inspection is risky. Even if you know what to look for, your own inspection is never going to be as thorough or as complete as a professional. When you partner with Action Property Inspections, you’ll not only have peace of mind that nothing will be left unturned but at the completion of the inspection you will be presented with a detailed report. This document explains exactly what was found, the degree to which it is a concern and even an idea of the cost to make repairs. In addition to photos taken as evidence, this insight into future expenses is priceless. It will help you make a more thorough analysis of the property and determine whether it really is a dream home and one you can spend money on overtime to further improve, or unfortunately a property that is going to cost more than it is worth.

A professional home inspector can process what they see and clearly understand what is presented to them in a more efficient manner because of their depth of experience. There could be recurring problems common for a particular style of home or a particular neighborhood. With local council knowledge, a professional inspector may be aware of homes in flood-prone areas and therefore keep a keen eye out for additional elements.

It is also important to be aware that in addition to a building inspection, a pest inspection should be undertaken. Action Property Inspections can put you in touch with an experienced team who will not only be able to clearly identify the presence of pests, but give you a heads up if there are areas of the property where pests once were or have easy access to. All this is invaluable information.

Don’t take a risk and do your own home inspection. Don’t even rely on a qualified builder friend or someone who knows the ins and outs of a property. Even the most well-meaning person can overlook key defects. Contact an experienced building inspection company and organise for an independent thorough and accurate pre-purchase home inspection today. Avoid any future potential problems and find out now, before you buy, exactly what you are investing your money in.

Book your home inspection today for expert, independent advice on your next investment.

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But don’t let the prospect of hard work deter you from purchasing your fixer upper in Brisbane. The renovating lifestyle may turn out to be something you love! But, before you do head down that path of considering to renovate, here are some things you need to think about.

Consider your ‘why?’

It’s important to consider why you want to purchase a fixer upper home. Is it because you want to live in the neighbourhood, or because you want to renovate and put it back on the market? Maybe it’s to do up so you can rent it out? It’s important to consider the reasons for why you want to purchase a fixer upper home, because this will help determine how much you want to spend renovating your property.

If you intend to live in the property as your ‘forever home’, you won’t want to cut corners (i.e. paint over existing kitchen cupboards instead of replacing for new) and may invest more money into the renovation.

If the home is to be sold, you may choose to do a cosmetic renovation to ensure you reap the financial rewards at auction. Bear in mind, the cosmetic renovation needs to abide by building laws and your house will be subject to a house inspection before the sale goes unconditional. Be proud of what you are offering a new home owner and ensure the cosmetic renovation is worth the time and money you spend on it. Sometimes demolishing and replacing from scratch is better than ‘prettying’ up a tired area.

Before you decide what to do with your fixer upper, it’s important to book a building inspection. This may seem futile and a waste of money if you’re going to renovate the home. But a building inspector will be able to give a detailed report of problems you may not have thought of. There could be a mould issue or asbestos. The building report will give you a good idea of how to use your renovating dollars wisely to fix up the house.

Plan a budget

One of the biggest downfalls to the fixer upper lifestyle is not sticking to a budget, or having no budget at all. Budgets are important for many reasons, but especially if you are renovating for profit. You will need to keep a track of spending if you’re going to ensure you recoup your money at sale. Set a budget, and try to stick to it as closely as possible.

You should also allow extra in the budget for unforeseen issues that will come up on site. Not all renovations go to plan. Once the walls come down, a house can reveal some interesting stories. Sometimes many elements will need to be replaced before you can consider renovation. Keep a buffer in the budget for these little ‘surprises’.

Time management

Renovating shows like The Block and House Rules, can give unrealistic time frames when it comes to renovating a house properly. It’s important to be realistic about your time frame, to avoid stress and unnecessary mistakes from trying to meet a tight deadline. Deadlines are good, but unrealistic ones can cause tradespeople to make mistakes.

For example, a bathroom renovation does not take a week to complete. It will take between 3 to 6 weeks depending on the availability of products, tradies and the competence of your project manager. Get realistic figures from your builder to create a renovation timeline. You also don’t want to allow too much time for the project to drag out.

Will you project manage or will you outsource to someone else?

Many fixer upper owners will want to project manage their renovation to save some money, but this can be detrimental to your budget and time management. It’s important to have an experienced professional to project manage your fixer upper. They will know the correct sequence of booking trades and what needs to happen when. You don’t want your house to receive a defect report because you chose to ‘lone wolf’ the project management.

After a few renovations, you may find you feel experienced enough to take over the project managing. Learn from the professionals and give yourself time to build your confidence. Your first fixer upper should be project managed by your builder.

Can you compromise living in a construction zone

One of the most frustrating parts of renovating your home, is living in a constant construction zone. This may not be ideal for you, so consider whether you can live in a messy home for a few months, or whether you need to move offsite. One will frustrate you, while the other will incur more costs because you will need to rent another premises.

Will you enjoy it?

A fixer upper project can be a daunting, but incredibly satisfying experience. You won’t know if you will enjoy it until you give it a go. The first experience is always the hardest because it’s a steep learning curve, but the satisfaction of finding a solution to a problem or working through a struggle will give you confidence that can be taken into your next project.

The renovating bug can be contagious. Whether you watch a tv show or know of a friend who has done well from renovating houses, the fixer upper bug can hit anyone at any time. But it’s important to be mindful of the sacrifices it will take to get your house from slanting to outstanding. Patience will be your virtue during the whole process. The struggles will be real, but the satisfaction of completion and producing a home people want to live in, will far outweigh any of the negatives experienced throughout.

If you’re looking to purchase a fixer upper home in Brisbane, book a property inspection online or call us at Action Property Inspections today on 1800 642 465.

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When you are looking to purchase a home, being aware of illegal or unapproved building additions or modifications to your potential property is essential. Having the right building approvals in place for a Brisbane property is a must; without them, you could find yourself shelling out for expensive renovations you had no idea you needed.

To the untrained eye, it is hard to tell whether a verandah, a pergola or even the granny flat in the garden was built to appropriate standards. It’s harder still to ascertain whether any extensions were completed with the approved electrical and plumbing work. Calling upon the experts is essential to ensure your new dream home doesn’t become a nightmare.

Why an unapproved building renovation is a concern

There are a few key elements to a building renovation that a potential new homeowner needs to be aware of to avoid legal pitfalls.

You take on the problem

Buying a property and finding out after the fact that the renovation was not council approved or even built according to the appropriate rules and regulations means it becomes your problem. You, as the new homeowner, will become accountable for the costs to address the concern. This could be a hefty sum depending on the renovation itself, the degree to which it was built outside of the regulations and the age of the property.

Potential danger

Whilst it is a rarity, extensions performed by those without the required skills and approvals could very well be built to lower standards and therefore rife with danger. The proper support mechanisms could be missing from new structures, poor wiring could be a safety hazard and a plumbing oversight could be a slow disaster inside a wall cavity waiting to happen. Depending on the problem, some of these issues may be very difficult and expensive to fix.

Demolition orders

Whilst an extension could look and seem structurally sound, without a building approval the local council could request, if not order, a demolition of all unapproved extensions. Imagine the heartache finding out after you purchase a property that part of it needs to be pulled down, immediately!

How to check if an existing renovation has a building approval

There are many ways in which you can check whether a property you have your eye on has undergone a renovation and whether the appropriate building approvals have been granted. Checking for previous applications prior to purchasing will save you a lot of time and potentially a lot of money. So where do you start?

Check the council’s online planning system

Brisbane City Council offers you the opportunity to conduct an online search via their planning system. PDOnline is an application enquiry search tool that contains detailed information dating back to 1 January 2004. Not only is this tool readily available, it is also a free service. Depending on the information you are seeking, if there is a need to research a renovation or extension prior to this date and retrieve historical records, including decisions granted, it is advisable to call the Council directly on 07 3403 8888.

Organise a building inspection

Did you know that a professional building inspector independent to the purchase of the property could not only conduct an inspection on the home from a safety perspective but also identify any illegal additions that may have been made?

A pre-purchase inspection is not only to ensure the property is structurally sound and free of pests, it is also going to identify a potential lack of building approvals.

If an inspection identifies that the home in question has been renovated or it is clear that there have been extensions made to the property, liaising with the local council can begin on your behalf to ascertain whether the appropriate planning or building permits were obtained at the time. Working with an experienced team of inspectors from Action Property Inspections in Brisbane will give you peace of mind that the home is all above board, and that it is not of substandard quality.

It is important to be aware that unauthorised DIY renovations can take many forms. There could be breaches of the placement of electrical points, for example. A regular carport may seem to fit right into the look and feel of the existing home, but it may have been added on without development approval. Even smaller additions to a home, such as an aerial, which normally do not require any approvals, may do so if they do not fit within the latest regulations.

Don’t take a risk on your property investment

Purchasing a dream home only to find out after the fact that you have also acquired a whole set of unexpected problems is going to be heartbreaking and potentially very expensive. There could be fines to be paid or, worse still, parts of the property may need to be taken down and re-built. Penalties are certainly not something you want to inherit when you sign on the dotted line.

If retrospective planning approval is needed, consultation with Brisbane City Council is a must. You can either do this yourself or have Action Property Inspections assist with the coordination on your behalf. Keep in mind that this make take some time, so be sure you’re not trying to rush renovations. The key is to consult with an experienced building professional and make sure your pre-purchase building inspection is organised – prevention is much better than cure! A quality early inspection will bring to light any defects with the home and showcase add-ons that are potentially not up to scratch.

If you are looking at a property and need some advice on a building approval in Brisbane call Action Property Inspections. Their advice is independent and extremely thorough. Each inspection will be completed with a detailed report given to you identifying anything noticed and specifics on the severity of the problems and potential outlays to address the problems. This advice in itself is priceless!

Get expert advice about building approvals for your Brisbane home from Action Property Inspections.

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