That Sinking Feeling

This was an interesting one.

The overall condition of the house was average, but acceptable. No major issues were immediately identified, which was encouraging.

During our on-site inspection, however, we noticed the boundary fence was ageing, with sections leaning away from the house. Because of the limited time available during the open inspection, we gave the property a “recommendable — with caution” assessment.

Our client decided to proceed further, which warranted a formal building and pest inspection. Unfortunately, this was during a peak seller’s market and our trusted regular inspector was fully booked for the following week. We advised our client to wait until he became available.

Instead, they decided to proceed with a building and pest inspector recommended by the selling agent, despite our advice. From experience, we generally prefer buyers to engage their own independent inspector rather than ones recommended by the selling agent. Even where the inspector is completely professional, the arrangement can create a perceived conflict of interest, and independence is particularly important when you are relying on that report to make a major purchase decision.

As the inspection fee had already been paid, we proceeded cautiously. We specifically highlighted our concerns about the fence and asked the inspector to pay particular attention to it.

He did. Or so we thought.

The inspection was completed and the report stated:

“Of the visible areas, the general condition of the fences and gates is serviceable for the age of dwelling. General age to fence components. General upkeep and maintenance required.”

Having read hundreds of building and pest inspection reports over the years, something about this assessment did not sit right with us, given the condition we had seen.

So we organised a second private inspection, specifically to take a closer look at the fence. That was when the real problem became apparent.

The fence was indeed leaning away from the house, but age was not the main issue.

The land immediately behind the fence (council land) had significantly eroded, leaving a drop of approximately 1.5 metres in places. That changed the situation completely.

We reported our findings to our client and recommended that they not proceed with the purchase. This was no longer simply a matter of replacing an ageing fence.

The land itself potentially required stabilisation, likely involving proper retaining works and further investigation into responsibility for the affected land. And because the adjoining land belonged to the local council, resolving the issue could also mean engineering advice, approvals, cost uncertainty and, potentially, some rather uncomfortable discussions with council.

Sometimes, the most important part of due diligence is experience — and the detective instinct to recognise when something doesn’t add up.

Not simply accepting what the agent says.

Not simply relying on what appears in a building and pest inspection report.

But knowing when to question something, investigate further and look again.

It also helps to have your own team of diligent, independent professionals whom you know and trust.

Value of an Experienced Professional?

Engaging an experienced buyer’s advocate is about far more than searching for and buying a property.

It is also about tapping into years of experience, professional judgement and a trusted network of independent experts who are ready to have your back when it matters.

How do you quantify the value of spotting a problem that could potentially save you tens — or even hundreds — of thousands of dollars?

So, while this is not considered a structural issue with the property, we recommended that our client walked away.

Sometimes, the value is in the property we help you buy.

Sometimes, it is in the one we tell you not to buy.

Rejected Due to: High-Touch Repair.