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A Traffic Light Guide to 10 Hidden Home Defects in South Australia

When you are looking at a home to buy, it is easy to be won over by fresh paint, a new kitchen and a neat garden. The problems that cost the most are usually the ones you cannot see, and they often do not surface until after you have moved in. A pre-purchase building inspection is designed to find those hidden defects before you commit.

Here are ten we come across most often in South Australian homes, each with a simple traffic light rating for how much concern it usually warrants. Keep in mind that a red light is not the same as “walk away”. It means the issue deserves a proper look before you decide.

Green: usually minor

1. Cosmetic cracking. Fine hairline cracks in plaster or paint, generally from normal settlement or seasonal movement. Usually surface-only and cheap to fix.

2. Deferred maintenance. Peeling paint, loose gutters, worn sealants and weathered timber. Not a deal breaker, but worth budgeting for.

Amber: worth attention

3. Roof leaks and water ingress. From damaged tiles, failed flashings or blocked gutters. Left alone, water leads to timber decay and mould, and the bill grows.

4. Poor site drainage. Water should always run away from the house. On the Hills slopes and reactive clay soils, poor drainage feeds foundation movement and rising damp.

5. Timber decay. Common in decks, verandahs, window frames and subfloors where moisture lingers. Repairs range from minor to structural.

6. Moisture and salt damp. Damp smells, bubbling paint, staining and salt deposits on masonry are common in older South Australian stone and brick homes. The source needs to be found before you buy.

Red: investigate before you commit

7. Structural cracking. Wide or stepped cracks, sticking doors, sloping floors or bulging walls can signal ongoing movement. A structural engineer may need to assess it.

8. Roof structure defects. Damaged trusses, sagging rafters or past poor repairs can affect the whole home. Structural roof work is expensive.

9. Subfloor problems. Where we can access it, a subfloor can reveal rotting bearers and joists, failing stumps, damp and poor ventilation. Repairs under a house can be extensive.

10. Foundation movement. Often the most significant of all, and in South Australia it is frequently driven by reactive clay soils, poor drainage or thirsty trees. Specialist investigation and substantial repairs may follow.

The traffic light in short

Green means minor defects or routine upkeep, so budget for normal maintenance. Amber means moderate issues, so get estimates and consider negotiating. Red means significant defects that could affect value or structure, so seek specialist advice and factor the cost into your decision.

Why a red light is not the end

Buyers often assume a major defect means the deal is off. It rarely does. A red-rated issue simply needs proper investigation. Some have straightforward fixes, others justify negotiating the price or asking the seller to repair before settlement. What matters is understanding the defect, its likely cost, and whether the movement is ongoing or long since settled.

Why local experience matters

Hidden defects are, by definition, easy to miss, so knowing where to look is the difference. At Great Southern Building Inspections, Phil Sargent brings more than 35 years in the building trade and inspects to Australian Standard AS 4349.1. He knows how South Australian homes wear on our soils and in our climate, and where the costly problems tend to hide. Every report comes with clear explanations, photos and practical recommendations, so you can negotiate, budget or make your decision with confidence.

If you are buying across the Fleurieu Peninsula, Adelaide Hills or surrounding regions, call 0493 899 262 or email inspect@gsbi.com.au to arrange your pre-purchase building inspection. Knowing what lies beneath the surface could save you thousands.

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What's not included: full exclusion

Inaccessible, unsafe or obstructed areas. Concealed defects behind walls, ceilings, floors, insulation, stored goods or fixed furnishings. Furniture and stored materials are not moved. Underground services and concealed pipework. Underground drainage, sewer and stormwater. Septic tanks, soakage trenches and treatment systems. Swimming pools, spas and equipment. Irrigation systems. Water tanks and pumps. Water quality or pressure testing. Gas installations and appliances. Electrical wiring, switchboards, circuits or appliances (beyond noting obvious visible defects and readily visible safety devices). Solar power, battery and solar hot water systems. Air conditioning, heating, ventilation and refrigeration. Home automation. Security systems, alarms, CCTV and intercoms. Telecommunications and data cabling. Fire detection beyond noting smoke alarm presence. Lifts and mechanical equipment. Household appliances. Built-in entertainment systems.

No engineering assessments, structural calculations, foundation design, geotechnical investigation, soil testing, load testing, or destructive or invasive investigation. No removal of floor coverings, wall linings, ceiling finishes or roof sheeting.

This inspection does not include a timber pest inspection. Unless specifically commissioned, no assessment is made of termites, borers, fungal decay, timber pest damage, or conditions conducive to timber pest attack. A separate timber pest inspection should be undertaken in accordance with AS 4349.3.

Moisture readings may be taken where appropriate, but the inspection is not a specialist leak detection investigation. It does not determine the exact source of moisture, the duration of water penetration, whether moisture is active or historical, or waterproofing compliance.

Inspected only where safe access is available. May be excluded where access openings are too small, insulation prevents safe inspection, stored items obstruct access, unsafe conditions exist, or clearance heights don’t comply with Australian Standard access requirements.

Inspected only where specifically included in the inspection agreement and readily accessible.

No assessment of asbestos, lead paint, mould or air quality, methamphetamine contamination, hazardous chemicals, radiation, noise, environmental contamination or electromagnetic fields.

The inspection does not predict remaining service life of components, future structural movement, future water penetration, future maintenance costs or future material performance.

No responsibility for defects that were concealed at the time of inspection, could not reasonably be detected during a visual inspection, develop after the inspection date, or become apparent due to future weather events or changes in occupancy.

The Full Building Inspection Checklist

Foundation movement, structural cracking, settlement, distortion, deflection, sagging, bulging, stability concerns, undulating floors, uneven surfaces, separation of building elements.

Roof leaks, water penetration, rising damp, moisture intrusion, drainage issues, surface water management, ventilation deficiencies, signs of previous water damage, timber decay (rot).

External walls, brickwork, render, cladding, mortar deterioration, brick fretting, flashings, windows, doors, fascias, barges, eaves, gutters, downpipes, roof coverings, skylights, roof penetrations, valley gutters.

Ceilings, walls, floors, doors, windows, internal linings, plasterwork, paint finishes, cabinetry, bench tops, tiling, wet areas, stairs, balustrades, handrails.

Bathrooms, ensuites, toilets, laundry, kitchen, shower recesses, baths, basins, plumbing fixtures, taps, moisture detection, waterproofing performance (visual indicators only).

Where it is safe and accessible, we inspect roof framing, roof trusses, rafters, ceiling framing, sarking, insulation, ventilation, downlight clearances, evidence of leaks, timber deterioration.

Where it is safe and accessible, we inspect timber framing, bearers, joists, stumps and piers, moisture, ventilation, drainage, timber condition, structural movement.

Smoke alarms (presence only), safety switch / RCD (presence only), obvious electrical safety concerns, trip hazards, unsafe balustrades, general safety hazards. Functional testing of electrical, plumbing or gas systems is outside the scope of a standard building inspection.

We inspect structures within about 30 metres of the dwelling and inside the boundaries. Garages, carports, sheds, detached laundries, pergolas, verandahs, patios, decks, balconies, retaining walls, fencing, paths, driveways, surface drainage.

Structural cracking, movement, settlement, water penetration, roof leaks, timber decay, corrosion, dampness, rising damp, inadequate ventilation, poor drainage, deteriorated mortar joints, brick fretting, delaminating materials, defective render, drummy wall and floor tiles, bulging walls, sagging roof framing, defective internal linings, swollen building materials, moisture damage, maintenance issues, safety hazards.