Cracks on Cornice,Walls,Driveway- Ipswich

Discussion in 'What to buy' started by radioactive, 3rd Feb, 2020.

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  1. radioactive

    radioactive Well-Known Member

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    Hello forum members

    I am putting an offer on the property in ipswich.
    I will be getting a build and pest inspection done but it would be good to know others opinion on the same.
    The house is 5 years old located in Yamanto,Ipswich and having cracks and bubbling on cornice,walls(expansion joint and over door-photo not included) and driveway

    I would appreciate if you can share your opinion.

    Thanks in advance.
     

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  2. willair

    willair Well-Known Member Premium Member

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    I don't have a link,but i think there is a site that you can check if the property sits above the old mines that are below some places within that area,plus it looks like the A/C Unit drain is not working ..imho..
     
  3. wylie

    wylie Moderator Staff Member

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    Nothing looks too bad to the naked eye, but as @willair says, you need to check what is under the ground in that area.
     
  4. radioactive

    radioactive Well-Known Member

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    Many thanks!
    I have checked on ipswich pda website.
    There is no mine overlay underneath.

    Only OV 7A which as constraint of 15m height and 7C which is noise overlay.

    Thanks
     
  5. radioactive

    radioactive Well-Known Member

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    Thanks.
    Both ACs are leaking as seen in the photos.
    Other cracks on wall above door and expansion joint photo is not there.

    It seems surrounding areas also have somilar issues
     
  6. Skinman

    Skinman Well-Known Member

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    See what your B&P inspector says. The area is know for reactive sometimes referred to as “black” soil which can cause a lot of movement resulting in structural issues.

    Could also ask the agent is the property has been under contract previously...if it has I’m sure they will tell you if fell through on finance and not B&P but it’s another red flag.
     
  7. radioactive

    radioactive Well-Known Member

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    Thanks.
    I am wondering even if the cracks are not severe but still there can be major impacts down the years.Do they generally give advise on the long term impact.Just wondering.

    Cheers
     
  8. wilso8948

    wilso8948 Well-Known Member

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    Personally I see nothing major. Inspector will likely recommend a structural engineer to protect themselves however you could get a fair idea of their thoughts by having an "informal" chat.
     
  9. Skinman

    Skinman Well-Known Member

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    Depends who you use for the B&P...don’t want to state the obvious but please don’t use one recommend by the selling agent.

    They may also notice other potential issue door jamb and door misalignment can be another. Fences starting to sag particularly in the direction of any retaining walls...patio area slabs coming away from main structure etc etc...

    Have you got an inspector lined up? I can recommend one I have used in the area in the past if you like.
     
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  10. My House QLD

    My House QLD Well-Known Member Business Member

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    I'd be more worried about all that land out there! Not to mention nearly 50klms to Brisbane CBD... Yamanto.JPG
     
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  11. Skinman

    Skinman Well-Known Member

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    There is heaps of land all over Australia and around the outer suburbs of all our major cities but having infrastructure in place to develop can be costly...from my experience this extra expenses coupled with developers margins and other property related buying costs including sprukers fees makes these new H&L packages much more expensive than existing established properties which in turn can lead to nice capital growth in existing established properties....I also think it’s the proximity to Ipswich CBD rather than Brisbane that’s attracting people to these markets.
     
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  12. radioactive

    radioactive Well-Known Member

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    Hi Skinman

    I had spoken to two of them today but they are quite busy.
    I haven't uploaded photos of the crack on ceiling near expansion joint which is about 4-5 mm wide.
    There is also another crack on top of door frame(photo missing)

    It would be great if you can recommend a good B&P if you know.

    I am more concerned about ceiling crack and door frame as this is just 5 year old house.

    Thanks
     
  13. radioactive

    radioactive Well-Known Member

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    I do understand that yamanto is far away from CBD compared to logan
    But how do we justify that yamanto has outperformed logan in 2019 and recent years.
    So like skin man suggested its not just distance to CBD but local ipswich developments?

    I am not particularly fan of Ipswich it's just because of the high cash flow opportunity available.
     
  14. radioactive

    radioactive Well-Known Member

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    B&P suggested that it could be fine but they cant give definitive answer until they look at it.If its a concern then they may ask to seek opinion of structural engineer.

    My main concern is the crack on ceiling near expansion joint and top of door frame.(photos missing - both are 4-5mm wide)
     
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  15. My House QLD

    My House QLD Well-Known Member Business Member

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    What's the expected gross yield? House or Duplex?
     
  16. Skinman

    Skinman Well-Known Member

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    @radioactive ive sent you a PM.
     
  17. My House QLD

    My House QLD Well-Known Member Business Member

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    You'll often find with suburbs that have lots of new house and land sales it artificially inflates the figures. Also you have developers buying up bigger blocks which can have the same effect.

    Attached is the latest Corelogic data for Yamanto. Yamanto (1).JPG
     
  18. Skinman

    Skinman Well-Known Member

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    The problem with stats they can tell you whatever you want to hear or justify whatever someone else wants to tell you is the “truth”

    If the link works it shows yamanto in the top 10 growth suburbs in Brisbane last year...

    Where Brisbane's house prices are rising by up to 30 per cent

    @radioactive do your own research and DD listen to what others have to say and take it on board, draw your own conclusions and then pull the trigger....to man you people end up sitting on the sidelines overwhelmed by the amount of conflicting options, views and interests of others.

    Good luck.
     
  19. radioactive

    radioactive Well-Known Member

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    Hi Richard

    Thanks for sharing the data.
    Its weird as the corelogic report for yamanto suburb it shows 9% growth and the one from raywhite shows 13 percent growth in addition to below upcoming infrastructure.(see the change in median price which is based on sales on established houses instead of developer stock)

    Like @Skinman suggested,I feel its very subjective how they evaluate the datas.Having said so,the below infras development is for real.

    upload_2020-2-6_13-58-52.png




    One of Ipswich’s most anticipated developments under way (Yamanto) CLICK HERE
    Six-storey office tower with restaurant, shop gets go ahead CLICK HERE
    $8 million unit complex taking shape CLICK HERE
    Timeline for Ipswich CBD’s Nicholas St redevelopment CLICK HERE
     

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    Last edited: 6th Feb, 2020
  20. radioactive

    radioactive Well-Known Member

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    @Skinman thanks for feedback.
    I agree with you that there can be biases and conflicting opinion.
     
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