Both scopes in one visit — building to AS 4349.1, timber pest to AS 4349.3. The fuller check, by a registered building contractor. Report within 24 hours.
Ashfield sits low on the Swan beside the Ashfield Flats, a wetland floodplain, and that ground is the first and largest factor in a building and timber pest inspection here. This is modest, mixed stock on genuinely low, wet ground, and low ground by a river and a wetland brings reactive soils and a high water table, and, on the lowest blocks, a real flood consideration that the inspection keeps front of mind.
The floodplain ground defines the work. The alluvial soils here tend to be reactive clay with a high water table, a difficult footing combination, because reactive clay swells and shrinks with moisture and drives the differential movement that cracks walls, while a high water table pushes damp up into subfloors and slabs. On the lowest, wetland-edge blocks the inspection also reads for inundation: it notes the finished floor level relative to the surrounds and looks for tide marks and past water damage in subfloors and lower walls, and it reads the site drainage, so a buyer understands where the property sits, though a formal flood level is a matter for the local authority's mapping.
The subfloor takes particular weight in Ashfield. On this low, damp ground the subfloor is where the water table and any past inundation show, so it is read hard for standing moisture and ventilation, and evidence of water having been there, more than on a high, dry block.
The housing is modest and mixed, read for its era: post-war and later homes on shallow footings, with brittle tiled roofs and delignified framing, and asbestos in the eaves and sheeting of the post-war stock, identified and flagged without being disturbed. Renovation runs through it, so additions and reconfigured wet areas are each read for structure and waterproofing, and for whether they were approved.
On the timber pest side, the wetland moisture and the high water table, with mature gardens, give subterranean termites strong conducive conditions, so the subfloor and perimeter are read hard for damp and for mud tubes and soil-to-timber contact, and suspect timber is sounded, with movement detection where needed. Termite management follows AS 3660 and carries weight on this damp, low ground.
Ashfield is a low, wetland-edge river suburb, and the report earns its value by reading the flood-liable, reactive ground and the damp it drives as the first order of business.
We run the same two-scope visit across the area, including nearby Bassendean and Bayswater.
MISSING: phone number · Book online → · Flat $616 inc GST for both scopes, report within 24 hours.
Because it sits low on the Swan beside the Ashfield Flats wetland, so the ground is the largest factor. Low ground by a river and wetland tends to be reactive clay with a high water table, and on the lowest blocks flooding is a real consideration. We read the ground, the finished floor level and the drainage with that in mind.
On the lowest, wetland-edge blocks it can be. We note the finished floor level relative to the surrounds, look for tide marks and past water damage in subfloors and lower walls, and read the drainage, though a formal flood level is a matter for the local authority's mapping.
Reactive alluvial clay swells and shrinks with moisture and drives the differential movement that cracks walls, and a high water table pushes damp up into subfloors and slabs. We read the floor levels and crack patterns, the subfloor and the drainage, with the ground in mind.
Yes. On Ashfield's low, damp ground the subfloor is where the water table and any past inundation show, so we read it hard for standing moisture and ventilation, and evidence of water having been there, more than on a high, dry block.
In the post-war stock, yes, in eaves and sheeting. We identify and flag suspect materials without disturbing them, which matters most if you plan to renovate.
Yes, on this damp, low ground. The wetland moisture, the high water table and mature gardens give subterranean termites strong conducive conditions, so we read the subfloor and perimeter hard and sound suspect timber, with movement detection where needed. Termite management follows AS 3660.
With the ground in mind. On reactive alluvial clay we expect some seasonal movement, so we separate that from structural distress and read it against the footings and the high water table.
A flat $616 including GST for both scopes together, the same in every suburb. A low, wetland-edge block takes careful reading, and you have the written report, with photos, within 24 hours.
It is a factor to understand, not necessarily a reason to walk away. We help you see where the property sits, how it has coped with damp and water, and what that means, so you can make an informed decision.
Yes. A clear report separates the significant issue, reactive-clay movement, or subfloor damp, or a termite path, from the cosmetic, and gives you a concrete basis to renegotiate.
Buying in Ashfield? A pre-purchase building inspection — building scope only, report within 24 hours — gives you the documented record before exchange.
Pre-purchase inspection →Our office is at Suite 55, 15 Labouchere Road, South Perth WA 6151 — on the Swan River foreshore near the Perth Zoo.
Tell us about the property and what you need. We'll come back to you with a firm quote and a time.
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