How to Check for Dodgy Renovations Before You Buy
How to Spot Dodgy Renovations Before You Buy
A new kitchen. Fresh paint. Updated bathrooms.
It’s easy to fall in love with a renovated property — especially when the photos look great and the finish seems modern. But in today’s fast-moving Victorian property market, these updates can also be used to hide serious problems.
We’ve seen it happen time and time again: cosmetic renovations that mask poor workmanship, water damage, pest infestations, or unpermitted building works. Once the contract is signed, the problems become yours — and your ability to act disappears.
Here’s what to look for, and what to ask, so you don’t end up stuck with costly repairs.
1. Fresh Paint? Check What It’s Hiding
A new paint job might just be a facelift — or it might be hiding structural movement, mould, or water leaks.
Example:
A client bought a two-bedroom weatherboard in Seaford. Fresh paint everywhere. Three months later, a ceiling stain reappeared. Turns out the vendor had painted over water damage from a persistent roof leak. The Section 32 made no mention of it — and the buyer had no recourse after settlement.
What to check:
Bubbling paint
Discoloured corners
Uneven patches on ceilings or walls
Strong paint smell in just one room
2. Tiling That Doesn’t Line Up
Crooked tiles might seem minor — but they often suggest rushed or unlicensed work, especially in wet areas.
Example:
A buyer in Noble Park thought they were getting a “renovated bathroom.” But the tiling was uneven, and a leaking shower base was discovered just after moving in. The waterproofing hadn’t been done properly — and repairs cost over $9,000.
What to check:
Tiles that don’t line up
Cracks in grout
Mismatched tile sizes
Sloped floors that don’t drain correctly
3. Cheap Kitchen Renovations Without Permits
Kitchens are one of the most commonly “dressed up” areas — but many DIY renovations are done without permits or licensed trades.
Example:
A Frankston buyer discovered post-settlement that their “modern kitchen” had illegal plumbing. The dishwasher wasn’t connected to a waste trap, and the gas cooktop had no compliance plate. Total cost to fix: $3,800 — and no recourse.
What to check:
Pipes under the sink — are they sealed and professionally installed?
Rangehood — does it vent outside or just recirculate?
Electrical work — any exposed wiring or DIY installations?
4. Unapproved Decks, Pergolas or Garage Conversions
Outdoor structures often look appealing — but are frequently built without permits.
Example:
We saw a case in Cranbourne where the garage had been converted into a home office with a split system and plastered walls. After settlement, council issued a show cause notice. No permits had been obtained, and the buyer had to demolish the structure or apply for retrospective approval — at their own cost.
What to check:
Are decks, pergolas, or room conversions disclosed in the Section 32?
Are there building permits or final inspection certificates?
Is there any mention of recent planning approvals in the vendor’s documents?
5. Cracks and Uneven Floors Disguised by Cosmetics
New floorboards or carpet can easily cover movement, uneven surfaces, or subsidence.
Example:
A Langwarrin buyer purchased a brick veneer home with brand new floating floors. They didn’t notice the doors wouldn’t close properly and one wall was bowing. A later inspection confirmed substantial movement in the stumps — the repairs cost over $15,000.
What to check:
Do doors stick or not close properly?
Do floors feel bouncy, sloped, or uneven underfoot?
Are cracks just below the paint line or patched over?
6. No Mention of Renovations in the Vendor Statement
If a property has clearly been renovated — but the Section 32 says nothing about it — that’s a problem.
Example:
A renovated townhouse in Chelsea had no disclosure of works in the Section 32. But the bathroom, kitchen, and decking were all brand new. Turns out the vendor had done the work as an owner-builder within the last 6 years — without warranty insurance or the mandatory condition report.
Under Victorian law, owner-builders must disclose works done in the last 6.5 years — including permits, inspection reports, and insurance if the work was over $16,000.
7. Missing Final Inspection or Builder’s Warranty Insurance
If works were done by a registered builder and cost over $16,000, they must be covered by domestic building insurance under the Building Act 1993 (Vic).
Example:
A Berwick buyer bought a “professionally renovated” home. Later, structural problems appeared in the bathroom walls. The builder had since gone out of business. There was no insurance disclosed — and no coverage to claim repairs.
What to ask:
Was the work done by a registered builder?
Was it over $16,000?
Where is the warranty insurance certificate?
8. Ask the Agent — and Get the Answers in Writing
Don’t be afraid to ask direct questions:
“Were any building works done in the last 7 years?”
“Were the works done by an owner-builder?”
“Was any of it done with a permit?”
Then cross-check the answers against what’s disclosed in the Section 32.
Tip: Always confirm your questions and their answers in writing. If something is misrepresented, having it documented may assist in future disputes.
Our Advice to Buyers
At Victorian Property Settlements, we tell our clients:
If it looks new — ask why
Don’t assume the work was done properly or with approval
Always check the Section 32 and contract for disclosures
Don’t rely on what’s said — rely on what’s documented
We can help you:
Identify signs of undisclosed or non-compliant building work
Review the Section 32 for missing permits, insurance, or disclosures
Add protective clauses to the contract before signing
Insert conditions that allow for building inspections or rescission if major defects are found
Get the Property Properly Reviewed
Renovations can be a great selling point — or a major liability. The only way to know is to have the documents reviewed and the contract properly prepared.
Click here to request a contract review before you sign
Victorian Property Settlements
Trusted by Victorian buyers and sellers for over 25 years
www.victorianpropertysettlements.com.au