Before buying a home, pay careful attention to the cosmetic touch-ups the seller has made–fresh paint and packing under stumps can hide serious structural issues. Use tricks like the ball test to spot uneven floors, watch out for misaligned walls, check expansion joints, and trust your instincts. However, if you’ve already bought and you notice wall cracks, movement, or uneven floors, Buildfix can step in and restore stability to your home.
Learn what to look out for from industry experts – save your dream before it becomes a nightmare.
Buying a home is one of the biggest investments you’ll ever make. For most of us, it’s the single most important purchasing decision in our lives. But when your heart becomes set on that perfect dream home, it’s easy to let the excitement cloud your judgment, causing you to miss some big warning signs.
At Buildfix, we know exactly what these warning signs are. We’ve assessed over 50,000 homes and structures and have seen every way sellers try to disguise wall cracks, damage, and foundation issues. The kinds of big structural problems that need to be addressed to make sure your home is safe for you and your family. To help you avoid costly mistakes, we’re sharing our expert advice on what to look for before you sign on the dotted line.
The Reality: Sellers Won’t Disclose Everything
Unfortunately, the odds are stacked against buyers in the housing market. Sellers want to showcase their property at its best, which means they’re not going to openly discuss structural issues with you. Sure, most buyers will be looking out for visible cracks or structural defects, but some sellers will go to surprising lengths to cover up problems—sometimes even fooling seasoned professionals.
Here’s what to look for:
1. Fresh Paint Could Be a Warning Sign
A fresh coat of paint is expected for houses being put up for sale. But sometimes, it’s covering up more than just wear and tear. If the paint is only certain walls or selected rooms have been painted, it’s worth investigating further.
- Look closely at the paintwork, especially around doors and windows.
- Use your fingertips to check for uneven surfaces—poorly sanded plaster filler may leave subtle bumps or ridges.
- Raised zig-zag filler often points to patched-up cracks. If you spot this, ask the seller about the history of repairs.
2. Check Under the Floor (If the Home Is on Piers or Stumps)
If the house is raised on brick piers or stumps, ask for access to take a look underneath. Structural adjustments might indicate problems, particularly if quick fixes have been used to mask foundation problems.
- If the floor appears level but you see packing underneath, it’s a red flag. It may not take long for cheap fixes to resettle and leave floors sloped and uneven.
- Be especially on the look out for jack and pack repairs—this involves jacking up the home’s foundations to pack materials like timber planks, greyboards, or plastic chocks between piers and floor timbers.
- To be sure of the home’s level, use the ball test: Place a ball on the floor and it will roll to the lowest point. This will tell you if there is any uneven settling or sinking.
3. Assess the Exterior Walls
Cracks aren’t the only thing to watch for on the outside of a home. Subtle structural issues can often be detected with a careful walk around the house.
- Gaps Around Doors and Windows: Look for structural movement around frames, or signs that added timber has been used to cover over gaps, which maybe on one side of the opening but not the other. These are the best telltales that there have been shifts in the walls.
- Expansion Joints: The vertical gaps between bricks are designed for natural expansion of building materials, but they should always maintain a consistent, uniform width. If the joint widens nearer the roof, it may indicate subsidence or movement.
- Soffit Boards or Beading Where Walls Meet the Roof: Check for missing timbers, gaps or open mitred corners. All of these are signs that the walls may have shifted.
Don’t Trust a Perfect Floor or a Fresh Coat of Paint — Ask Questions and Trust Your Instincts
We’ve seen it countless times — buyers overlook subtle signs of structural issues and assume everything’s fine.
If something doesn’t feel right — whether it’s freshly painted walls, uneven flooring, or misaligned walls — ask questions. Sellers generally won’t always disclose problems upfront, but being thorough and observant could save you from buying a home with hidden structural damage.
Even homes that look solid and sit on a concrete slab — whether new or old — can still be affected by subsidence or foundation movement. That’s why it’s worth using the ball test: place a ball on the floor and see if it rolls. Inspect every wall — inside and out.
At this point, think of yourself as a detective. Even without a construction background, a keen eye and a few smart checks could make all the difference.
Looking to Get Your Home Checked Before You Buy?
If you want peace of mind before making such a significant investment, we recommend contacting a structural engineer or a well-reputed building inspector.
At Buildfix, we focus on post-purchase structural repairs, but we can recommend a number of excellent options for pre-purchase inspection providers. Companies like Jim’s Building Inspections or Barrason’s Engineering provide comprehensive assessments, ensuring you’re fully informed before you put major money down on a home.
Doing your due diligence early will save you time, stress, and money in the long run.
Already Bought the Home? Here’s What to Do Next
If you’ve already purchased your home and suspect you may have structural issues, we can help. At Buildfix, our in-house team of structural engineers and licensed builders can assess your home and provide expert advice and solutions.
Think your home might have structural issues?
With over 50,000 homes and structures assessed, there isn’t much we haven’t seen or can’t fix. Buildfix is here to ensure your dream home doesn’t become a nightmare.
Frequently Asked Questions
What are common warning signs of structural problems when buying a home?
Cracks in walls are obvious, but also look out for; uneven floors, doors or windows that don’t close properly, gaps around openings, and signs of patch repairs like raised filler or fresh paint in a few rooms can all be signs of hidden structural issues.
Why is fresh paint considered a red flag during property inspections?
Fresh paint may be used to hide structural cracks or imperfections. If it seems recent in a few rooms or appears concentrated around windows and door frames, it’s worth asking about the building’s history of repairs.
What does packing under floor stumps or piers indicate?
Packing materials like timber planks, boards or plastic chocks between piers and floor timbers are often temporary fixes for foundation movement that makes the floor seem level. If you spot packing, it strongly signals foundation subsidence causing sinking floor piers and stumps.
Can I check for slab movement myself when inspecting a home?
Yes. A simple ball test will do it. Place a ball on the slab floor—if it rolls on its own, the floor may be sloping due to subsidence or uneven soil movement beneath the slab.
Should I worry about cracks around doors or windows when buying a home?
Yes. Gaps around door and window frames or added timbers used to cover openings are classic signs of structural movement.
Who should I call if I’m unsure about a property’s structural condition?
For pre-purchase checks, contact a qualified building inspector or structural engineer. While Buildfix doesn’t perform inspections before purchase, there are many companies across Australia who will protect buyers from poor maintenance and disguised structural damage.
What should I do if I find structural issues after buying a home?
If you’ve already purchased and begin noticing signs like wall cracks, uneven floors, or any of the issues mentioned above, it’s important to act quickly. Contact Buildfix as soon as possible. Our team of structural experts specialises in accurately diagnosing foundation and movement issues in homes. We’ll provide you with a permanent, tailored repair solution that saves you time, money, and future stress.
