How to Tell If a Property Has Dodgy Renovations – Before You Buy

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Buying a property in Ringwood—or anywhere in Victoria—often means inspecting homes that have had some degree of renovation. It might be a freshly tiled bathroom, an open-plan kitchen, or a garage conversion. But not every update is a quality one, and in some cases, cosmetic improvements can be hiding deeper problems. In this article, we’ll walk through how to spot dodgy renovations before they cost you thousands down the track.

The Ringwood Factor

Ringwood has seen a steady rise in knockdowns, extensions, and quick flips over the past 10 years. With the Eastland redevelopment, nearby train upgrades, and increasing appeal to young families and investors, many older homes are being renovated for resale. Unfortunately, that also makes it fertile ground for quick cosmetic makeovers designed to cover poor workmanship or avoid proper permits.

Red Flags to Watch Out For

Some of the biggest warning signs when inspecting a property include:

  • Fresh Paint in Isolated Areas
    Be suspicious of one freshly painted wall or patchy ceiling coverage. It could be covering up mould, cracks, or past leaks. In homes built before 1990, it could also be hiding asbestos damage.

  • New Bathrooms with No Evidence of Permits
    Bathrooms and laundries are common renovation targets. Ask the agent or vendor for evidence of building permits or plumbing compliance certificates. If the work was unpermitted, you could be left with defective waterproofing, hidden drainage issues, or non-compliant electrics.

  • DIY Tiling or Carpentry
    Uneven tiles, patchy grouting, doors that don’t shut cleanly, or wobbly benchtops are signs of unlicensed or amateur work. You don’t want to be the person who discovers post-purchase that the kitchen cabinets are held up with Liquid Nails and hope.

  • Floor Plan Changes That Don’t Make Sense
    If a bedroom suddenly has no window, or there’s a room with no ventilation or egress, it might not meet Building Code standards. This is a common problem in garage conversions or homes where walls have been removed or added without proper oversight.

  • Power Points and Plumbing in Strange Places
    If the laundry trough looks like it was dragged from the shed and plugged into a kitchen waste pipe, assume corners were cut. Check for exposed wiring, poorly sealed junction boxes, and power points within splash zones—especially in older Ringwood homes where rewiring is expensive.

Ask for Evidence—and Don’t Be Fobbed Off

Victorian vendors are not required to disclose building works under the Sale of Land Act 1962 (Vic) unless they are owner-builders within the past 6 years and 6 months. If you're told a renovation was done by “a mate who’s a tradie,” that’s not good enough. Always ask for:

  • Building Permits (if structural work was done)

  • Compliance certificates for plumbing and electrical work

  • Invoices showing the builder's or contractor’s licence

  • Evidence of insurance if the vendor was an owner-builder

If these documents can’t be produced, it’s a red flag.

Bring a Professional to the Inspection

Before making any offer, you should always engage a qualified building inspector. In Ringwood, where many properties are 1960s-70s brick veneer homes with extensions added in the 1990s or 2010s, an experienced inspector can often tell immediately whether a renovation is above board. You may also want to consider pest inspection at the same time—especially where wall linings or timber frames have been covered up.

What Your Conveyancer Looks For

At Victorian Property Settlements, we review the contract and Section 32 to check for:

  • Owner-builder declarations

  • Missing building permits

  • Non-disclosure of compliance risks

  • Whether insurance is required or has been obtained under the Building Act 1993 (Vic)

If you’re thinking of making an offer on a home with recent works, send us the contract first. We’ll flag anything unusual or potentially non-compliant and let you know what questions to raise.

Final Tip: Don't Be Pressured by the Renovation Gloss

It’s easy to fall for a shiny new kitchen or bathroom. But remember: paint and tiles are cheap. Rewiring, re-plumbing, and fixing illegal work is not. A dodgy renovation in Ringwood can easily cost a buyer $15,000 to $50,000 to rectify once discovered. Make sure you're not the one left footing the bill.