When it comes to buying or owning property in Melbourne, a building inspection is more than just a formality—it’s essential. This city’s unique mix of old Victorian homes, 70s brick veneers, and modern townhouses means no two properties are exactly the same. And while Melbourne might be known for its liveable suburbs and strong property market, that doesn’t mean all houses are built (or have stayed) perfect.
Whether you’re an investor, homeowner, or buyer, here’s a rundown of the most common structural issues found in Melbourne properties—and why ignoring them could cost you big.
Common Structural Issues Found in Melbourne Properties
1. Cracked Walls and Foundations
One of the most frequently spotted issues in Melbourne homes is cracking—whether it’s in the walls, ceilings, or even the foundation. Some hairline cracks are just cosmetic, but larger or diagonal ones can suggest subsidence or movement in the foundations.
Thanks to Melbourne’s clay-rich soil (which expands when wet and shrinks when dry), this kind of movement is pretty common—especially in outer suburbs like Berwick, Glen Waverley or Point Cook.
What to watch out for:
- Stair-step cracks in brickwork
- Gaps around windows and doors
- Doors that no longer close properly
2. Damp and Water Damage
Melbourne gets its fair share of rain—especially in winter—and not every home handles it well. Poor drainage, blocked gutters, or bad plumbing can lead to moisture build-up in walls, subfloors or ceilings.
Unchecked dampness can damage timber, attract termites, and even lead to mould growth, which is a health risk—especially for kids and elderly tenants.
Common signs include:
- Peeling paint or bubbling walls
- Musty smells
- Visible water stains or mould patches
3. Termite Damage
Termites are a silent menace in Melbourne, particularly in leafy suburbs like Eltham, Bayswater or Doncaster. They love timber framing, and once they’re in, they can quietly chew through beams, joists, and flooring—weakening the structure without obvious signs until it’s too late.
A regular Melbourne building and pest inspection can catch termite activity early before they cause serious structural damage.
Warning signs include:
- Hollow-sounding timber
- Sagging floors or ceilings
- Mud tubes or tiny holes in wood
4. Roof Problems
Roofs in Melbourne go through a lot—hot summers, heavy rain, and even hail. Over time, roofing materials like tiles or tin can deteriorate, shift, or crack.
Issues with the roof can lead to leaks, insulation problems, and even pest entry if there are gaps or broken tiles. Flashings around chimneys or skylights can also fail and let in water.
Typical signs to look for:
- Water stains on ceilings
- Broken or missing tiles
- Rusted metal roofing or loose sheets
5. Uneven or Bouncy Floors
Walking through a Melbourne home and feeling the floor bounce or slope? That’s a red flag. It usually points to issues with the subfloor or supports, such as rotting joists, termite damage, or poor initial construction.
In older weatherboard homes, timber stumps can rot or shift over time, while in newer slab homes, poor compaction of soil can cause movement underneath.
Indicators include:
- Visible dips in the flooring
- Movement or squeaks when you walk
- Doors that swing open or won’t stay shut
6. Structural Timber Rot
Timber rot is another common structural issue, especially in older Melbourne homes or properties near the bay or Yarra River where humidity can be higher. It’s often found in subfloors, external decks, and around windows or eaves.
Rot weakens the structure and can make areas unsafe—especially if the affected timber is load-bearing.
Signs of timber rot include:
- Crumbly, soft wood
- Discoloured or spongy surfaces
- Fungal growth or mould
7. Substandard Renovations or Extensions
With Melbourne’s love of DIY and backyard renovations, it’s no surprise that many homes have undergone some sort of extension or modification. Unfortunately, not all of them meet proper building codes or standards.
Unapproved extensions, dodgy trades, or DIY work can create safety risks and devalue the property when it’s time to sell.
Common clues include:
- Patchy finishes or mismatched materials
- Strange floor plans or step-downs
- Leaks, poor insulation or airflow issues
Why a Building Inspection Matters
The thing is, you can’t always spot these issues on a casual walkthrough. That’s where a professional building inspection in Melbourne becomes absolutely vital—especially before buying or selling.
A qualified inspector knows where to look, what’s normal for the property’s age, and what needs urgent attention. You’ll get a report highlighting major and minor issues, and in many cases, it gives you the power to negotiate repairs or price adjustments.
Final Thoughts
Whether you’re buying your first investment in Bayswater or managing a rental in Brunswick, the hidden issues inside Melbourne homes are no joke. A building might look solid on the outside, but underneath, there could be cracks, pests, damp, or worse.
So don’t risk it—get the inspection done. It could save you thousands in future repairs and give you peace of mind knowing exactly what you’re dealing with. Because when it comes to property in Melbourne, what you can’t see often matters the most.
