Inspection Report
Property Condition Report
14 Sample Court, Grovedale VIC 3216
Condition at a Glance
Overall condition
Fair
Overall the building across 4 areas is in fair condition. 8 items need attention.
| Area | Condition | Fair | Poor | Damaged |
|---|---|---|---|---|
| Front elevation (west) | Worst: Fair | 1 | – | – |
| North elevation | Worst: Damaged or defective | – | 4 | 1 |
| Roof | Worst: Poor | 1 | 1 | – |
| South elevation and garage | Worst: Poor | – | 2 | – |
Most Important Items
| Inspected by | Inspector Name, Senior Structural Engineer |
| Qualifications | MEng(Structural), BSc(Civil) |
| Company | Reportai.au |
| Date of inspection | 2026-08-28 |
| Inspector signature |
Purpose and Basis
Visible condition of the external building elements, roof plumbing and site drainage of the house.
This report records the visible condition of the building at 14 Sample Court, Grovedale VIC 3216 on 2026-08-28. Each element listed was rated in each area using the scale below. The inspection was visual and non-destructive, limited to the parts that were accessible at the time. Concealed, covered or inaccessible parts were not inspected, and a rating of Good does not mean an element is free of hidden defects.
GGood FFair PPoor DDamaged or defective NANot applicable NINot inspected (no access)
Condition Summary
12
Good
2
Fair
7
Poor
1
Damaged or defective
0
Not inspected (no access)
4 areas and 8 elements were assessed; 32 ratings were recorded. 8 items were rated Poor or Damaged and are listed below.
Items Needing Attention
| Area | Element | Condition | Comment | Photos |
|---|---|---|---|---|
| North elevation | External walls | Damaged or defective | Significant cracking is present on the north wall of the kitchen. The articulation joint at the window is inadequate. | Photo 3 |
| North elevation | Articulation joints | Poor | There is no flexible sealant to the articulation joints. | Photo 4 |
| North elevation | Windows and doors | Poor | Significant movement is present at the articulation joint on the north wall at the kitchen window. | Photo 5 |
| North elevation | Gutters and downpipes | Poor | A drainage pipe is next to the house footing at the north wall of the study room. | Photo 6 |
| North elevation | Stormwater and site drainage | Poor | Downpipe discharges next to the footing; redirect to the stormwater system. | — |
| Roof | Gutters and downpipes | Poor | Non-compliant gutters and rainheads are to be reviewed by a registered plumber and rectified to NCC. | Photo 8 |
| South elevation and garage | Articulation joints | Poor | The articulation joint at the garage south wall appeared to be filled with mortar. | Photo 9 |
| South elevation and garage | Gutters and downpipes | Poor | Corroded downpipes are to be replaced. | Photo 10 |
Condition Matrix
| Element | Front elevation (west) | North elevation | Roof | South elevation and garage |
|---|---|---|---|---|
| External walls | G | D | NA | G |
| Articulation joints | G | P | NA | P |
| Windows and doors | G | P | NA | G |
| Roof covering and flashings | NA | NA | F | NA |
| Gutters and downpipes | G | P | P | P |
| Stormwater and site drainage | G | P | NA | G |
| Garage door | G | NA | NA | G |
| Trees and landscaping | F | G | NA | G |
Area Schedule
Front elevation (west)
| Element | Condition | Comment |
|---|---|---|
| External walls | Good | |
| Articulation joints | Good | |
| Windows and doors | Good | |
| Roof covering and flashings | Not applicable | |
| Gutters and downpipes | Good | |
| Stormwater and site drainage | Good | |
| Garage door | Good | Garage door in good order; photo looking west. (Photo 1) |
| Trees and landscaping | Fair | Large tree close to the entrance. Monitor for root effects on paths and footings. (Photo 2) |
North elevation
| Element | Condition | Comment |
|---|---|---|
| External walls | Damaged or defective | Significant cracking is present on the north wall of the kitchen. The articulation joint at the window is inadequate. (Photo 3) |
| Articulation joints | Poor | There is no flexible sealant to the articulation joints. (Photo 4) |
| Windows and doors | Poor | Significant movement is present at the articulation joint on the north wall at the kitchen window. (Photo 5) |
| Roof covering and flashings | Not applicable | |
| Gutters and downpipes | Poor | A drainage pipe is next to the house footing at the north wall of the study room. (Photo 6) |
| Stormwater and site drainage | Poor | Downpipe discharges next to the footing; redirect to the stormwater system. |
| Garage door | Not applicable | |
| Trees and landscaping | Good |
Roof
| Element | Condition | Comment |
|---|---|---|
| External walls | Not applicable | |
| Articulation joints | Not applicable | |
| Windows and doors | Not applicable | |
| Roof covering and flashings | Fair | Non-compliant spreaders are to be reviewed by a registered plumber and rectified to NCC. (Photo 7) |
| Gutters and downpipes | Poor | Non-compliant gutters and rainheads are to be reviewed by a registered plumber and rectified to NCC. (Photo 8) |
| Stormwater and site drainage | Not applicable | |
| Garage door | Not applicable | |
| Trees and landscaping | Not applicable |
South elevation and garage
| Element | Condition | Comment |
|---|---|---|
| External walls | Good | |
| Articulation joints | Poor | The articulation joint at the garage south wall appeared to be filled with mortar. (Photo 9) |
| Windows and doors | Good | |
| Roof covering and flashings | Not applicable | |
| Gutters and downpipes | Poor | Corroded downpipes are to be replaced. (Photo 10) |
| Stormwater and site drainage | Good | |
| Garage door | Good | |
| Trees and landscaping | Good |
End of Report
Report date: 2026-11-07
By: Inspector Name, Senior Structural Engineer, Reportai.au