Expected wear on older brick 6 pack style unit blocks?

I've looked a few older brick units, mainly 70s or 80s built. I am trying to get a feel for an expected level of external wear and tear.

- Some had been underpinned or required underpinning
- Most had minor wall cracks internally
- A few had cracked driveways
- Some had drainage issues (from neighbouring properties)
- Wear on railings, garage doors etc

The only deal breaker I am aware of at this point is major underpinning works not done and lack of money to cover it.

Is there anything else I need to look out for? Anything particular to worry about? Anything not to worry about?

I prefer the old builds so I can live with some of this if it is inevitable/expected.

 

Strata costs can be VERY expensive. Which suburbs are you looking at?

 

Compliance issues or fire orders should head up your list.

Does the building have a 10 year maintenance plan?

What is being done to comply with the above items?

 

Thanks Scott.

Agent has stated property is fire compliant, but I notice the absence of some smoke alarms and the front door has the old style deadlock.

Are there significant costs involved in ensuring fire safety compliance?

I can only see from the body corp docs someone has been appointed earlier this year.

 

Just a small FYI for those interested in the topic of building cracking from an Adelaide perspective:

Location and hence the soil type or profile can have a significant bearing. All through the (higher priced) eastern and inner southern suburbs of Adelaide is the reactive, clay-based 'Biscay' soil, which results in quite a bit of movement.



So through here we have good assets with higher rents and usually better tenants, but generally more structural wear and tear. Especially in the last few years of dry conditions, from what I've experienced.

 

I have owned a number of older style home units that were built in the 70's.

I found them to be sturdy buggers.

Yeah they had cracks and footings issues. But the main problem was the couldn't care less attitude of many of the lot owners who were only concerned about "why the levy so high, why the levy so high, make it cheaper".

Of course the strata managers played along with that and the building suffered.

So I think you should look closely at the financial position of the block and compare that with the condition of the building. Don't be sucked in by low strata levies.

 

Yes watch strata on older blocks. I learned the hard way. $4500 per year for a 1/1/1 block built early seventies brick construction. Strata jumped from 700 a quarter to over 1000 a quarter in under two years. Ta Da!

 

Underpinning can be very expensive depending on the location so you would need to do your homework as the money in those old six packs is in the land value and the height level limit that can now be built on the footprint.
The other items apart from what already been said would be the plumbing from the roof gutters down,then the pipework may well be the old galvanized which over time will core rust internally and lower the water pressure ..
Then the big silent killer would be the amount of asbestos in the walls bathrooms floors ceilings as it was widely used during those years..imho good luck..