Specialist inspections
Structural inspections
A closer, independent look at cracking, movement, sagging and other visible signs of structural concern in a home. We explain what we observed in plain language, set out clear next steps, and tell you plainly when we recommend a structural engineer.
Illustration. Not an actual property or real inspection work.
- Owners who have noticed new or growing cracks in walls, ceilings, brickwork or paving.
- Owners whose doors or windows have started to stick, or whose floors feel uneven or out of level.
- Buyers who noticed cracking or movement at an open inspection and want a closer look.
- Owners planning a renovation or extension who want to understand existing cracking or movement before work starts.
- Anyone who wants to know whether a concern is worth taking to a structural engineer.
- Visible cracking in internal and external walls, ceilings, brickwork, render and paved areas.
- Signs of movement, such as doors and windows that stick or no longer close properly, gaps at cornices and skirting boards, or floors that appear out of level.
- Visible sagging or distortion in roof lines, ceilings, floors and verandahs.
- The roof space and subfloor, where there is safe and reasonable access.
- Conditions around the home that can contribute to movement, such as poor drainage, downpipes emptying beside the house, leaking taps, garden beds against walls and large trees close by.
- Retaining walls, garden walls and outbuildings close to the home, as agreed in the scope.
- A written report describing the visible signs observed, where they were found and the conditions around them at the time of the inspection.
- Photos supporting key observations, which also give you a dated record to compare against later.
- Clear next steps, including whether we recommend that a structural engineer assess the concern.
- A clear list of areas that couldn't be inspected, and why.
- A plain-language explanation from VicWide, with the chance to ask questions.
Tell us what you have noticed, where it is, when you first saw it and whether it has changed.
Take dated photos of the cracks or areas of concern if you can, and share any earlier photos you have.
Share plans, permits or reports for past building work or repairs, if you have them.
Make sure the areas of concern, the roof space access and the subfloor access can be reached, with furniture moved away from affected walls where practical.
Let us know about any safety concerns, such as a sagging ceiling or a leaning wall.
Can’t see your question? Send an enquiry and we’ll come back to you.
More detail
More about structural inspections
How it works
Tell us about the property and what you've noticed: where the cracks or signs of movement are, roughly when they appeared, and whether they've changed. Photos help. We'll confirm the scope and provide a quote, then arrange a time for access. On the day, we look closely at the areas of concern and at the home around them, including the roof space and subfloor where they can be reached safely. You receive a written report with photos, and we can talk you through it.
If you're buying and want a general look at the whole home, see Pre-purchase inspections.
Why cracks appear
Houses move a little. Building materials expand and contract with temperature and moisture, and some soils, including the clay soils found in many parts of Melbourne, swell when wet and shrink as they dry. Leaking pipes, blocked drains, overflowing gutters and large trees close to a house can all change the moisture under and around it.
Many cracks are cosmetic. Others point to movement that needs attention. The width of a crack is only part of the story: where it is, which way it runs, and whether nearby doors and windows have started to stick all help show what may be happening. That's why the inspection looks at the whole picture, not a single crack.
When you need a structural engineer
A visual inspection can describe what is visible and help you understand it. It can't calculate loads, investigate below ground or design repairs. Where the signs suggest a structural problem, or the cause isn't clear from what can be seen, the report says so plainly and recommends a structural engineer. The report and its photos give the engineer a clear record of what was observed.
If the concern relates to building work that is under way or recently finished, raise it with your builder as well. For insurance or legal questions, speak with your insurer or a lawyer.
What this inspection is not
It isn't a statutory inspection for a building permit, a structural engineering assessment, a certificate, or a promise that a home is structurally sound. It can't see inside walls, under floor coverings or below ground, and a single visit can't confirm whether movement has stopped.
Learn with VicWide
Showing 3 topics
Inspections
Which inspection do I actually need?
Pre-purchase, strata, new-build and specialist inspections each suit a different need: buying a house or an apartment, building, or looking into a concern such as cracking, damp or older materials. This topic explains what each type looks at, when people usually arrange it, and how to describe your situation so we can suggest the right scope.
Key points 7
- Buying a house: a pre-purchase inspection looks at its visible condition and for signs of timber pest activity. For a home you already own, choose building and pest.
- Buying an apartment, unit or townhouse: a strata report covers the lot and the common property you can access, with help reading the owners corporation papers.
- Building: independent stage and handover inspections are checks you choose, separate from the mandatory inspections for the building permit.
- A specific concern: structural, mould and asbestos inspections look at visible cracking or movement, visible mould and signs of moisture, or materials that may contain asbestos.
- Pools and land: pool barrier inspections focus on the barrier, gates and fences. Land inspections look at the block, its site features and its surrounds.
- Before nearby works: a dilapidation report is a dated, photo-supported record of visible condition.
- If you're unsure, describe the property and the decision you're facing, and we'll help you choose.
Related service: Pre-purchase inspections
Inspections
What should I do before the inspection?
Good access makes for a more complete inspection. This topic covers arranging keys and permission, clearing the way to key areas, and gathering documents that help explain the property.
Key points 5
- Confirm access with the owner, agent or renter, and arrange keys ahead of the day.
- Make sure the roof space access, subfloor access, meter box and outbuildings can be reached.
- Secure pets and mention anything that could affect safe access.
- Have plans, permits, certificates or previous reports ready to share.
- Areas that can't be reached safely are recorded as limitations in the report.
Related service: Building & pest inspections
Inspections
How do I read an inspection report?
An inspection report records what was observed at the time of the inspection, where it was observed, and what couldn't be inspected. This topic walks through a typical report structure and how to use it when you talk with builders, agents or other advisers.
Key points 5
- A report describes observations at the time of the inspection. Conditions can change afterwards.
- Read the scope and limitations first, so you know what was and wasn't inspected.
- Observations are grouped by area, so you can find what matters to your decision.
- A report is not a certificate of compliance, a warranty or an insurance policy.
- If something isn't clear, ask us to explain it in plain language.
Related service: Compliance & reporting
Ready when you are
Enquire about structural inspections
Tell us about the property. We confirm the scope and a quote with you before anything is arranged.