You have finally found a Perth property that feels right – the light streams in, the deck is perfect for Sunday barbecues, and the commute to work is easy. Then you spot it: a jagged line snaking from the corner of a window. Your stomach sinks. Is it harmless paint shrinkage or the start of serious brick cracking? A professional wall crack inspection – rolled into a full structural pre-purchase building inspection – is the quickest way to find out, saving you sleepless nights and costly surprises.
Spotting a Crack on Home-Open Day? Here’s Why You Shouldn’t Panic
Almost every house in Perth develops minor cracks. Our hot, dry summers pull moisture from reactive clay, and the first winter downpour makes that clay swell again. This push-and-pull movement nudges walls until hairline splits appear. Most are harmless, but some cracks hint at serious underlying issues that could cost tens of thousands to repair. A calm, methodical wall crack inspection that sits within your structural pre purchase inspection report will help you make an informed decision on whether to use this to negotiate or walk away.
Why Wall Crack Inspection Matters in Perth’s Shifting Sands
Perth’s soils are a cocktail of sand and reactive clay. When clay shrinks it can leaves gaps beneath footings; when clay swells it shoves masonry sideways. The CSIRO Foundation Maintenance & Footing Performance guide calls moisture-driven movement the leading cause of wall damage nationwide. Add record-breaking heatwaves and thirsty plants and trees drawing water from one side of a house,—and you can see why a thorough wall crack inspection is an important part of due diligence.
Simple Signs You Can Check For Yourself
- Stair-step fractures following the mortar joints of brickwork
- Horizontal cracks running through several bricks
- Doors or windows that suddenly jam after rain
- Corners of ceilings showing new gaps or cornice separation
These clues do not automatically spell disaster, yet they do tell you to organise an inspection that specifically analyses brick cracking as part of the bigger picture.
What Happens During the Wall Crack Inspection
Typically during a check for cracks during a pre purchase inspection, the inspector starts outdoors, photographing and mapping each fracture on elevation diagrams. Inside, they repeat the process room by room, noting floor levels, ceiling separations and any signs of water ingress. In accordance with AS 4349.1 visible areas that an inspector checks for cracking during a pre purchase building inspection include the following
- Ceilings
- Walls
- Concrete floors
- Tiles
- Roof Exterior
Types of Cracks Found During a Wall Crack Inspection
Once a crack is found, the inspector will usually place it into one or more categories under AS 4349.1:
Appearance defects – in the opinion of the inspector the present or expected consequence of the crack only affects how the building looks and does not impact its function or strength.
Serviceability defects – in the opinion of the inspector the present or expected consequence of the crack affects how the building element works. For example, doors or windows may not close properly, or water may leak through a wall.
Structural defects – in the opinion of the inspector the present or expected consequence of the crack affects the strength or stability of the building element, or has been caused by the way the building’s structure is behaving.
More on structural defects
A defect is only classified as structural where, the inspector believes the cracking is either already affecting, or is likely to affect, the strength or stability of that part of the building, or that it has been caused by the way the building’s structure is behaving. Whether a crack is considered a structural defect is not just about its width. A very fine crack, as small as 0.1 mm, can sometimes be a structural defect, while a larger crack, even 5 mm wide, may not be. Also, cracks in a structural part of the building do not always mean there is a structural defect.
When Wall Crack Inspections Find Masonry and Brick Cracking
When inspecting cracks as part of a pre purchase building inspection, the inspector further categorises cracks in masonry, including brick cracking, into the following categories in accordance with AS 4349.1. This will give you some idea of the type of action and repair to rectify each crack type.
| Type of Crack | Crack Size | What It Means | Damage Category |
|---|---|---|---|
| Very fine hairline cracks | Up to 0.1 mm | No repairs needed | 0 |
| Visible cracks | Up to 1 mm | Easy to fill. Doors and windows may stick slightly | 1 |
| Cracks that may require small wall sections replaced | Up to 5 mm | Doors and windows stick more, pipes may crack, and walls may not be fully weatherproof | 2 |
| Larger cracks or several in one area | Over 5 mm to 15 mm | Major repairs needed, replacing wall sections near doors and windows. Doorframes may be distorted, walls may lean or bulge, beams may lose support, and pipes may be damaged | 3 |
| Very large cracks | Over 15 mm to 25 mm | Damage depends on the number of cracks. Often indicates serious structural problems | 4 |
When to Book Your Inspection
Insert a cracking clause in your offer and arrange the structural pre-purchase building inspection – including the wall crack inspection – straight after acceptance, but before finance and settlement deadlines crowd your calendar. Booking through one provider means one coordinated visit, one clear report and stronger negotiating leverage. You can organise everything on Broad Building Inspections’ pre-purchase building inspection in Perth page.
If the seller refuses access or downplays obvious brick cracking, treat that as a warning sign. You can either insist on the inspection as a condition of sale or walk away with your deposit safe.
Final Thoughts and Next Steps
That crack in the wall need not crack your property dream. A thorough structural pre-purchase building inspection – with its built-in wall crack inspection – turns guesswork into clear facts: what caused the crack, how much it will cost to fix, and whether it should change the sale price. Armed with that knowledge, you can confidently press ahead, renegotiate or walk away.
Need an experienced pair of eyes on those lines in the lounge? Broad Building Inspections is ready with fast, plain-English advice so you can buy in Perth with peace of mind.