Defects & Leak Investigations
A stain on a ceiling is not the problem. It is the last visible step of a problem that started somewhere else, often metres away and months earlier. Water in particular travels — along a rafter, across a membrane, down a stud — and it surfaces where it can, not where it entered. Chasing the symptom is how people spend money twice. These investigations set out to find the cause.
General Building Defect Inspection
A whole-of-property defect inspection when you know something is wrong but not what, or how much of it there is.
From $445
Who it is for
Owners, buyers, landlords and owners corporations who need a complete picture of a building’s defects rather than an answer about one specific problem.
When to order it
When several things are going wrong at once, when a building is ageing and you need to plan, or when you need a documented position before a dispute, a sale or a maintenance budget.
What the report covers
- Structure and the building fabric throughout, as far as visual access allows
- Roof exterior, roof void and roof structure where safe access exists
- Walls, ceilings, floors and their junctions, inside and out
- Wet areas and the evidence of past or present water movement
- Subfloor condition, ventilation and moisture where accessible
- External cladding, brickwork, render, windows, doors and flashings
- Site drainage, retaining, paths, decks, balconies and outbuildings
- Cracking and movement, assessed for pattern and likely cause
Specific Building Defect Assessment
One defect, investigated properly, with a written finding on cause.
From $445
Who it is for
Anyone who has a single identified problem — a crack, a stain, a movement, a failing element — and needs an independent finding on what is causing it.
When to order it
Before you commission repairs, when a trade’s explanation does not add up, or when a dispute needs an independent position.
What the report covers
- Detailed inspection of the specific defect and everything around it
- The likely cause, reasoned from the physical evidence rather than assumed
- Whether the defect is active, stable or worsening
- Related evidence elsewhere on the building that supports or contradicts the obvious explanation
- A written finding with photographs, and moisture or thermal evidence where water is involved
Major Building Defect Assessment
For defects that go to structure, weatherproofing or habitability — the ones with real consequences.
Quoted on scope
Who it is for
Owners, owners corporations and buyers facing a defect that may be serious: structural movement, systemic water ingress, facade or balcony failure, fire-safety-related building work.
When to order it
As soon as the possibility is raised. Major defects get more expensive on a curve, not a line.
What the report covers
- Detailed assessment of the defect and its extent across the building
- Whether the evidence indicates a major defect in character
- Contributing causes — design, construction, materials, maintenance or a combination
- Whether other parts of the building share the same exposure
- Clear identification of where an engineer, fire engineer or other specialist must be engaged
Water Ingress, Moisture & Leak Investigation
Finding where the water is actually getting in, using thermal imaging and moisture measurement rather than guesswork.
From $445
Who it is for
Owners, tenants, landlords, owners corporations and insurers dealing with water appearing where it should not be — and with repairs that have not stopped it.
When to order it
As soon as the water appears. Every week it continues, it does more damage to things you cannot see: framing, insulation, plasterboard, flooring and the conditions that grow mould.
What the report covers
- The affected area and the full extent of moisture around it, mapped rather than estimated
- Thermal imaging to identify temperature anomalies associated with moisture, air movement and insulation gaps
- Moisture measurement at targeted points to test what the thermal image suggests
- The likely entry point, reasoned from building construction, weather exposure and the moisture pattern
- Roof, roof void, walls, windows, doors, balconies, wet areas and subfloor as the evidence directs
- Whether the leak is active, intermittent or historic
- Secondary damage: framing, linings, insulation, finishes and the conditions for mould
Bathroom, Shower & Wet Area Leak Investigation
Wet area failures are the most common expensive defect in Australian housing. This finds out whether you have one.
From $445
Who it is for
Owners and owners corporations with damp walls outside a bathroom, a stained ceiling below one, or a shower they suspect is leaking.
When to order it
At the first sign of moisture on an adjoining or underlying surface. Waterproofing failures do their damage inside the wall and floor long before they show.
What the report covers
- Shower, bath, floor waste, junctions, seals and tiling condition
- Falls to waste and evidence of ponding
- Moisture measurement to adjoining walls, floors and the space below
- Thermal imaging to map the moisture pattern around the wet area
- Assessment of whether the evidence points at the membrane, the seals, the fittings or the plumbing
Balcony & Terrace Leak Investigation
Balconies combine membrane, drainage, tiling, balustrade fixings and a hard junction with the building. Any one of them lets water in.
From $445
Who it is for
Apartment owners, owners corporations and homeowners with water appearing below or behind a balcony or terrace.
When to order it
Promptly. Balcony water reaches structural elements and balustrade fixings, which makes it a safety issue as well as a repair bill.
What the report covers
- Surface, falls, drainage outlets and evidence of ponding
- The junction with the building, door thresholds and the wall below
- Balustrade fixings and penetrations through the waterproofing
- Moisture measurement and thermal imaging to the soffit, adjoining walls and the space below
- Evidence of previous repair and whether it addressed the cause
Window, Door & External Wall Leak Investigation
Water entering at openings and wall junctions, traced back to the detail that is letting it through.
From $445
Who it is for
Owners with damp reveals, stained sills, wet wall linings or water appearing after wind-driven rain.
When to order it
While the pattern is still observable, and before wall linings and framing are damaged further.
What the report covers
- Window and door frames, sills, reveals, seals and head flashings
- Wall cladding, render, brickwork, mortar, control joints and penetrations
- Evidence of missing, short or reversed flashings at openings and junctions
- Moisture measurement to internal linings and thermal imaging around the opening
- Assessment of exposure and which weather conditions produce the leak
Roof Leak Investigation
Roof water enters in one place and appears in another. This investigation works backwards from the stain to the entry point.
From $445
Who it is for
Owners, landlords, owners corporations and insurers with water coming through a ceiling, into a roof void, or down an internal wall.
When to order it
Immediately. Roof water reaches ceiling linings, insulation, framing and wiring, and the damage compounds with every rain event.
What the report covers
- The roof exterior — sheeting, tiles, ridges, valleys, flashings, penetrations and fixings
- The roof void from inside, where safe access exists, which is usually where the evidence is clearest
- Gutters, box gutters, downpipes, overflow provision and evidence of overflow
- Flashings at chimneys, skylights, vents, aerials, solar fixings and wall abutments
- Moisture measurement to ceilings, insulation and top plates
- Thermal imaging to map where moisture has travelled through the ceiling
- Drone inspection of roof areas where physical access is unsafe or restricted, where conditions and airspace permit
Roof Condition Inspection – Visual & Drone
The condition and remaining service life of a roof, inspected from above, below and — where access is unsafe — by drone.
From $349
Who it is for
Buyers, owners, landlords and owners corporations who need to know the true condition of a roof and what it is going to cost over the next few years.
When to order it
Before buying, before budgeting for maintenance, before solar or a re-roof, or after a storm.
What the report covers
- Roof covering condition — tiles, sheeting, corrosion, cracking, movement and deterioration
- Ridge capping, pointing, bedding and fixings
- Valleys, flashings, penetrations, vents and abutments
- Gutters, box gutters, downpipes, corrosion and overflow evidence
- The roof void: structure, sarking, insulation, ventilation and evidence of past water entry
- Visible roof structure condition — deflection, damaged members, previous alterations
- Areas that cannot be safely walked, inspected by drone where conditions and airspace permit
Subfloor Condition, Moisture & Ventilation Inspection
The part of the house nobody looks at, and where damp, decay and pest conditions start.
From $399
Who it is for
Owners and buyers of suspended-floor properties with damp floors, musty smells, cupping boards or a known subfloor problem.
When to order it
When floors feel damp or smell musty, before a floor covering is laid, or as part of understanding a persistent damp problem.
What the report covers
- Subfloor moisture levels, standing water and drainage into or under the building
- Ventilation: vent number, placement, blockage and cross-flow
- Bearers, joists, stumps, piers and their support condition
- Fungal decay, evidence of timber pest attack and conditions conducive to both
- Ground clearance, fill, debris and stored material against timbers
- Plumbing leaks and air-conditioning condensate discharging under the building
Dampness & Rising Damp Investigation
Telling rising damp from falling damp, lateral damp, condensation and a plumbing leak — because the repairs are completely different.
From $445
Who it is for
Owners of older or masonry properties with damp walls, salt deposits, bubbling paint or perished plaster near floor level.
When to order it
Before you pay for a damp-proofing treatment. A significant proportion of “rising damp” is something else, and the treatment for rising damp will not fix it.
What the report covers
- Moisture measurement at height intervals up the affected wall
- Assessment of the damp-proof course, ground levels, paths and garden beds against the wall
- Salt deposits, efflorescence and the pattern of deterioration
- External sources: drainage, downpipes, leaking services and adjoining ground
- Condensation and ventilation as an alternative or contributing explanation
- A written finding on which mechanism the evidence actually supports
Mould, Condensation & Ventilation Assessment
Mould is a symptom. This finds the moisture and the ventilation failure behind it.
From $445
Who it is for
Owners, tenants, landlords and owners corporations dealing with recurring mould, condensation on windows and walls, or persistent musty conditions.
When to order it
When mould keeps returning after cleaning — which means the conditions that grew it were never removed.
What the report covers
- The extent and location of visible mould growth
- Moisture sources: leaks, ingress, rising damp, condensation or a combination
- Ventilation to wet areas, kitchens, bedrooms and the building generally
- Thermal imaging to identify cold surfaces and insulation gaps where condensation forms
- Building factors: insulation, thermal bridging, sarking, subfloor and roof void ventilation
- What has to change for the conditions to stop recurring
This is a building assessment of the moisture and ventilation conditions that support mould growth. It is not mould sampling, laboratory analysis, air quality testing, health assessment or remediation.
Thermal Imaging & Moisture Mapping Inspection
A dedicated thermal and moisture survey when you need the extent of a problem mapped rather than a defect diagnosed.
From $445
Who it is for
Owners, owners corporations, insurers and builders who need moisture extent documented — before repair, after repair, or to define a scope.
When to order it
Before opening up, before a rectification scope is priced, or after works to confirm the affected area has actually dried.
What the report covers
- Thermal survey of the affected areas with professional FLIR equipment
- Moisture measurement at targeted points across the survey area
- Mapping of the moisture extent rather than a single reading
- Identification of insulation gaps, air leakage paths and thermal bridging where relevant
- A documented set of thermal images paired with standard photographs and readings
Thermal imaging identifies temperature anomalies. It supports professional investigation and interpretation; it is not proof of a hidden defect on its own.
Cracking & Building Movement Assessment
Whether the cracking is ordinary movement or the building telling you something.
From $445
Who it is for
Owners and buyers with cracking to brickwork, render, plaster or slabs who need to know whether it matters.
When to order it
When cracks appear, widen, reopen after repair, or when a report has flagged movement.
What the report covers
- Crack location, width, direction, pattern and distribution across the building
- Whether the pattern is consistent with settlement, shrinkage, thermal movement, reactive soil movement, or structural distress
- Contributing site factors: drainage, trees, fill, retaining, plumbing leaks and adjoining excavation
- Evidence of previous repair and whether cracking has recurred through it
- Doors, windows and floors as corroborating evidence of movement
- Clear identification of where a structural engineer must be engaged
This is a builder’s assessment of the evidence. It is not structural engineering design or certification. Where calculations or certification are required, the report says to engage a structural engineer.
Sagging Roof & Roof Structure Assessment
A visible dip in a roofline, assessed against what the structure underneath is actually doing.
From $445
Who it is for
Owners and buyers who can see deflection in a roof, ceiling or roofline.
When to order it
Before purchase, or as soon as deflection is noticed or appears to be increasing.
What the report covers
- Visible deflection measured and located
- Roof structure from within the void: rafters, purlins, struts, hanging beams, strutting beams and their supports
- Whether load paths appear to have been altered by a previous renovation
- Evidence of member failure, splitting, timber decay or pest damage
- Ceiling deflection, cornice separation and corroborating internal evidence
- Clear identification of where a structural engineer must be engaged
Balcony, Deck & Verandah Safety Inspection
Elevated structures fail suddenly and with people standing on them. This looks at the parts that actually hold them up.
From $399
Who it is for
Owners, landlords and owners corporations responsible for an elevated deck, balcony or verandah — particularly older timber structures.
When to order it
Before entertaining, before a tenancy, periodically for any elevated timber structure, and immediately if movement is noticed.
What the report covers
- Structural condition of bearers, joists, posts, footings and bracing where visible
- The connection to the building — the junction where most catastrophic deck failures begin
- Fixings, brackets, bolts and corrosion, particularly in coastal locations
- Timber decay at ground contact, at wet junctions and behind cladding
- Balustrade height, infill spacing, fixing adequacy and general integrity
- Waterproofing and drainage where the structure sits over occupied space
Retaining Wall Condition Assessment
Leaning, cracking, bulging or saturated retaining walls, and what they are threatening.
From $399
Who it is for
Owners and buyers on sloping or filled sites, and anyone with a retaining wall showing movement.
When to order it
Before purchase on a sloping site, when movement or cracking appears, or after heavy or prolonged rain.
What the report covers
- Wall type, construction, height and visible condition
- Lean, bulging, cracking, displacement and joint separation
- Drainage behind the wall, weep holes and evidence of water pressure
- What the wall is retaining and what it is protecting — including buildings, boundaries and services
- Surcharge from structures, vehicles, pools or fill above the wall
- Clear identification of where a structural or geotechnical engineer must be engaged
Site Drainage & Stormwater Condition Assessment
Where the water goes when it rains, and what it is doing to the building on the way.
From $399
Who it is for
Owners and buyers with damp, subfloor water, movement, or water pooling against the building.
When to order it
When damp or movement problems appear, before landscaping, or where the property sits below street or neighbouring level.
What the report covers
- Surface levels and falls around the building, and where they direct water
- Gutters, downpipes, connections and discharge points
- Stormwater pits, grates, agricultural drains and visible drainage provision
- Paths, paving and garden beds relative to the damp-proof course and weep holes
- Evidence of ponding, scour, saturation and water entry to subfloor or basement
- Neighbouring and upslope contributions to the problem
External Wall, Cladding & Façade Condition Assessment
The building’s weather shell, assessed for condition, waterproofing and the junctions that let water past.
Quoted on scope
Who it is for
Owners, owners corporations and buyers concerned about cladding, render, brickwork or facade condition on a house or a strata building.
When to order it
Where water is entering through walls, where cladding is deteriorating or moving, or where a facade maintenance budget has to be justified.
What the report covers
- Cladding, render, brickwork, mortar and jointing condition
- Control joints, movement joints and expansion provision
- Flashings, penetrations, junctions and openings
- Sealants, their condition and their remaining life
- Corrosion of fixings, lintels and supporting elements
- Evidence of water entry, staining, efflorescence and internal moisture
- Elevated and inaccessible areas assessed by drone where conditions permit
This is a building condition assessment. It is not a combustible cladding determination, a fire engineering assessment or a certification of any kind.
Defect Rectification Scope of Works & Cost Estimate
A builder’s scope and cost estimate for putting the defects right, in a form trades can quote against.
From $645
Who it is for
Owners, owners corporations, insurers and solicitors who need defects translated into described work and realistic figures.
When to order it
After a defect report exists, and before you seek quotes, negotiate, budget or lodge a claim.
What the report covers
- A described scope of works for each defect, in the sequence the work has to happen
- Cost estimate against each scope item, prepared by a licensed builder
- Separation of urgent, important and deferrable work
- Assumptions and exclusions stated plainly, including where opening up may change the figure
- A document trades can price consistently, so quotes can actually be compared
Rectification Works Verification Inspection
Independent confirmation that the repair work was done, and done properly.
Quoted on scope
Who it is for
Owners, owners corporations and insurers who have paid for rectification work and want it verified before final payment.
When to order it
On completion of rectification work, before releasing final payment or closing a claim.
What the report covers
- Each item in the scope, assessed as complete, part-complete or not addressed
- Whether the method used addresses the cause or has covered the symptom
- Moisture and thermal verification where the defect involved water
- Damage or new defects introduced by the rectification work
- A written status report against the original scope, with photographs
Price guide
What does a building report cost?
A pre-purchase inspection, a leak investigation, a costed rectification scope and a strata report are not the same piece of work, so they are not the same price. These are guide starting prices for a standard job of each type, GST included.
Pre-Purchase Building Inspection – Building Only
Building condition without the timber pest component, for properties where pest risk is genuinely low or already covered.
From $399
Pre-Purchase Building & Pest Inspection
The standard combined report for a house purchase: building condition and timber pest activity, inspected on the same visit.
From $499
Apartment & Unit Pre-Purchase Inspection – Internal Lot
The inside of the lot you are actually buying, inspected properly, with the common property questions flagged for the strata search.
From $379
Handover & Practical Completion Inspection
The inspection that produces your defects list — carried out before you accept the building and release the final payment.
From $445
General Building Defect Inspection
A whole-of-property defect inspection when you know something is wrong but not what, or how much of it there is.
From $445
Water Ingress, Moisture & Leak Investigation
Finding where the water is actually getting in, using thermal imaging and moisture measurement rather than guesswork.
From $445
Roof Condition Inspection – Visual & Drone
The condition and remaining service life of a roof, inspected from above, below and — where access is unsafe — by drone.
From $349
Pre-Construction Dilapidation Report
A dated photographic record of a property’s condition before the excavation, demolition or construction next door begins.
From $445
Defect Rectification Scope of Works & Cost Estimate
A builder’s scope and cost estimate for putting the defects right, in a form trades can quote against.
From $645
Strata, commercial, insurance and specialist compliance reports
Scope varies too much between jobs for a starting price to mean anything. These are quoted after the scope is reviewed.
Quoted on scope
What the confirmed price depends on
- Property type and size
- Location and travel
- Access to the areas that need inspecting
- The scope of the report
- Complexity, and how many concerns are involved
- Urgency
- Any specialist equipment or testing required
Every price on this website is a guide, is GST-inclusive, and is a starting point for a standard job of that type. The confirmed figure is subject to travel distance and job complexity. You receive a confirmed price and a written scope before anything is booked.
Request a report
Tell us the property and the problem
You will get a confirmed price and a written scope before anything is booked. No deposit is taken to answer a question.
Would rather just talk it through?
1300 140 579Describe the property and the concern. You will get a straight answer about which report fits, including when the answer is that you do not need one.
- NSW Licensed Builder
- Professional Indemnity Insured
- $20 Million Public Liability Insurance
- More than 20 years of hands-on building experience
- Independent — the report is written for you
Enquiry received.
Thank you — your request has been sent and you will get a reply with availability, scope and cost.
If you are working to an auction or a cooling-off deadline and need an answer quickly, call 1300 140 579.