IGNORANCE AINT BLISS


Case Studies


Casey brought a house without an independent property inspection. 
After owning the house for 2 months she discovered a leak in the garage which ended up costing her $15k to repair and uncovered more issues than she bargained for…. 

The following events took place in Newlands, the names of people have been changed to protect their identity.

Situation:
During the purchase of the property Casey completed her own visual inspection alongside her uncle who came to the open home with her.  They couldn’t see anything wrong with it the house themselves, aside from a few minor defects they planned to DIY overtime, and no report was provided by the agent/seller.
Casey noticed a leak in the garage 2 months after taking ownership, she begrudgingly accepted a quote to replace her garage roof to the tune of $15k.
While the tradespeople were working on the property she had them look at the rest of the house.  They informed her that the house had a number of problems with window flashings and eves, and also noted some of the door glass and bathroom windows was in need of replacement with safety glass.
The tradespeople which Casey got to ‘check’ the property while there were young tradesman, fresh out of their time. They noted that the safety glass was an issue which needed to be fixed and suggested she pull the windows out and put double glazing in at the same time. 

Alarm bells rang for Casey at this stage and her neighbour told her to call the friendly team at Inquest. After a short conversation she made a booking for a maintenance report.
We found a number of cosmetic defects which were already on her DIY list.
We found some windows were missing head flashings but they were well protected by the adjacent eave and no cause for concern. (moisture testing proved evident)
We did suggest that the broken window pane near the bath was an issue and absolutely a good idea to replace this with safety glass. As for the Door glazing? Well they were within safe dimensions and guidelines for safety glass requirements due to their location and would have passed the standard of the time the house was built, which would not be an issue (saving Casey repair costs on something which didn’t need to be addressed).  More surprising was the lack of pile to bearer connection found in the subfloor, a few brackets and some fixings away from disaster!  She had her uncle install the tie down elements and on our follow up inspection, we thought it would be a good idea to investigate the roofing work.
The replaced roof was done to a high standard of workmanship and looked to be sound. We noticed the water stain from where the leak was situated, with this thought in mind took a look at the roofing iron that had been removed and stored on site. This iron was in relatively good condition with I’d say another 10 years of use still in it, however the sheets were missing a small but necessary feature, the top ends were not bent up, meaning that driving rain could easily find its way inside under the ridge flashing. I’d suggest that this costly replacement could have been nothing more than an easy and inexpensive fix job.
 
Had Casey done her due diligence on the property and invested in a certified property inspection prior to her offer she would have offered less money for the house having found the defects, and had money to fix the garage leak (perhaps even negotiated into the purchase price.) She also wouldn’t be out of pocket altering joinery which didn’t need to be replaced.