Building inspection glossary
Forty plain-English definitions of the terms Adelaide building inspectors and SA property contracts use. Click any term for a full explanation, common causes, and relevance to your property.
Structural & foundations
Cavity wall ties
Metal connectors holding the inner and outer leaves of a cavity wall together. Can corrode and fail, especially in coastal or older homes.
ReadDamp-proof course (DPC)
An impermeable layer in masonry walls that prevents moisture rising from the ground. Pre-1940s homes often lack a working DPC.
ReadEfflorescence
White crystalline deposits that appear on masonry as moisture brings salts to the surface and they crystallise there.
ReadFooting movement
Movement of the building's foundations, usually caused by reactive soil, water entry near footings, or undersized original footings.
ReadReactive clay
Clay soil that swells when wet and shrinks when dry. Common across Adelaide, causes seasonal footing movement and cracking.
ReadRising damp
Moisture rising vertically through masonry walls from the ground, in the absence of a working damp-proof course.
ReadSalt damp
Salt-laden moisture wicking up from the ground into masonry walls. Visible as white crystalline efflorescence on lower courses, blown render, or paint flaking on internal walls.
ReadSlab heave
Upward movement of a concrete slab caused by expanding reactive clay underneath. Often visible as raised floors, cracked tiles, jammed doors.
ReadSpalling
Surface flaking or crumbling of brick, stone, or concrete. Usually caused by moisture penetration and freeze-thaw cycles or salt action.
ReadStepped cracking
Cracks that step diagonally through brick mortar joints, following the path of least resistance. Common indicator of foundation movement.
ReadRoof & weatherproofing
Flashings
Metal or membrane strips that seal joints in the roof where it meets walls, chimneys, vents, or other penetrations.
ReadRidge capping
The mortared or mechanical cap at the apex of a tile roof, sealing the top edge against weather.
ReadSarking
A foil or membrane installed under roof tiles or metal sheeting, providing a secondary water barrier and condensation control.
ReadWet areas
Silicone bead
Flexible sealant applied at the junction of tiles and bath/shower trays/walls. Critical secondary water barrier.
ReadTile lippage
Uneven height between adjacent tiles. A workmanship defect that can indicate poor installation or substrate movement.
ReadWaterproofing membrane
Liquid-applied or sheet membrane installed before tiling in wet areas, designed to stop water reaching the substrate.
ReadSub-floor & framing
Bearers and joists
The horizontal timber members supporting a raised timber floor. Bearers sit on stumps/piers; joists sit on bearers; floorboards sit on joists.
ReadStumps / piers
Vertical posts (timber, concrete, or brick) supporting bearers under a raised timber floor.
ReadSub-floor ventilation
Air circulation under timber-framed floors. Inadequate ventilation causes timber decay, fungal growth, and termite-friendly conditions.
ReadTermites & timber pests
Alates (winged termites)
Reproductive flying termites that swarm to start new colonies. Their presence near your home signals an established colony nearby.
ReadBorer flight holes
Small (1-2mm) round holes in timber where adult borers have emerged. Indicates either active or historic borer activity.
ReadConducive conditions
Site or building conditions that attract or sustain timber pests. Things like timber-to-ground contact, blocked vents, dampness, dense vegetation.
ReadCoptotermes acinaciformis
The dominant subterranean termite species in metropolitan Adelaide. Highly destructive, builds large underground colonies.
ReadFrass
Sand-like termite excreta or borer dust. The visible accumulation of timber pellets indicates active timber pest activity.
ReadMud tubes
Pencil-thin earthen tunnels built by subterranean termites to bridge from soil to timber while staying protected from air and predators.
ReadTermite barrier
Chemical or physical barrier installed around a building to prevent termite entry. Required on new builds under AS 3660.
ReadAustralian Standards
AS 4349.0
The Australian Standard for general building inspections. Covers handover, defect, and progress inspections outside of pre-purchase scope.
ReadAS 4349.1
The Australian Standard for pre-purchase residential inspections. Defines scope, format, and limitations for the most common inspection type.
ReadAS 4349.3
The Australian Standard for timber pest inspections. Covers termites, borers, fungal decay, and conducive conditions.
ReadAS 4349.7
The Australian Standard for inspections conducted for reasons other than pre-purchase. Covers defect, dispute, and warranty inspections.
ReadProcess & legal
BAL rating
Bushfire Attack Level rating assigned to properties in bushfire-prone areas. Drives construction requirements under AS 3959.
ReadCooling-off period
Two clear business days from contract signing during which a residential property buyer can rescind without penalty (subject to a small forfeit).
ReadForm 1 (vendor's statement)
South Australian statutory vendor disclosure document. Sellers must serve a Form 1 on buyers, detailing material facts about the property.
ReadHeritage register
Government listing of heritage-significant properties. Heritage listing brings restrictions on alterations and additional approval requirements.
ReadPractical completion
The handover stage of a new build, when the builder declares the project complete and the owner is asked to make final payment.
ReadPre-purchase inspection
An AS 4349.1 compliant inspection of a property before you commit to buying. The standard due diligence step in any Adelaide property purchase.
ReadRCD (Residual Current Device)
Safety switch that cuts power instantly if it detects current leaking to earth. Required on most circuits in modern Australian homes.
ReadStatutory warranty (SA Building Indemnity)
Legally-mandated warranties on new building work in South Australia, providing protection for structural and general defects.
ReadStrata report
A review of body corporate records, finances, and meeting minutes for a property under strata title. Separate from a building inspection.
ReadVendor report
A pre-sale building inspection report commissioned by the seller and provided to prospective buyers.
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