Structural Movement in Homes

What Buyers Should Know

Structural movement refers to shifting or settling in a house’s foundation or frame — and in some cases, it can signal a serious problem. At True Inspect, we assess signs of movement during every pre-purchase building inspection in accordance with Australian Standards. Our goal is to help buyers understand what’s minor, what’s structural, and what to do next.

What Is Structural Movement?

All houses settle over time, but movement becomes a concern when it’s uneven or significant. This can affect the stability of the building and result in:

Cracks in walls or ceilings
Uneven floors
Sticking doors or windows
Gaps between building elements
Sloping or leaning walls

We assess whether movement is superficial or a potential structural defect — defined under AS 4349.1 as a fault in the intended performance of a building element.

Common Causes of Structural Movement

If our readings are elevated, it often indicates one of the following:

Failed waterproofing membranes under tiles (in breach of AS 3740)
Cracked grout or deteriorated silicone at joints or corners
Hairline cracks in tiles or old prefab shower bases
Leaking tap penetrations or plumbing connections inside walls
Poor-quality DIY repairs with no proper re-sealing or membrane

In many cases, the problem is not visible to the naked eye — but water can still be seeping into surrounding materials and causing gradual damage.

Signs We Look For

In Australian homes, movement is most often caused by:

Reactive clay soils that expand and contract with moisture
Poor footing or slab design (common in older or poorly built homes)
Soil erosion or uneven settling under foundations
Drainage problems or plumbing leaks
Tree roots drawing moisture or displacing soil
Poor construction practices (e.g. shallow footings or weak materials)
Natural events like drought, flood, or temperature extremes

Our inspectors look for the root cause of any movement and provide suggestions for prevention, such as drainage improvements or removing moisture-heavy landscaping near footings.

Visual Signs We Look For

During inspections, we check for:

Cracks in brickwork or plaster (including width, direction and location)
Misaligned doors or windows that rub or don’t shut properly
Sloping or bouncy floors, especially in subfloor homes
Gaps between skirting boards, ceilings, or extensions
Bowing or leaning walls
Roofline or framing irregularities (e.g. uneven ridge lines, dropped beams)
Displaced outdoor features like paving, retaining walls or fences

We document all movement signs in your report with clear photos and descriptions.

How Serious Is Structural Movement?

Not all movement is a dealbreaker. Minor signs (like hairline cracks or a slightly sticky door) are often cosmetic or due to age and minor settling. These can usually be monitored or repaired without major works.

However, we classify issues as major structural defects if they involve:

Cracks >5mm in width
Doors/windows significantly out of square
Structural framing out of alignment
Ongoing or active movement (getting worse)

In those cases, we recommend further evaluation by a structural engineer. Our reports give clear advice on next steps and note whether the issue is likely to require urgent repair or long-term monitoring.

What Buyers Should Do

If structural movement is found:

Don’t panic — minor cracking is common in many homes
Follow our recommendations — we’ll explain what’s minor vs. structural
Request quotes for repairs before committing to purchase
Consider engaging an engineer for complex issues
Fix root causes early (like drainage or tree root issues) to prevent worsening

Structural repairs can range from simple crack stitching to full underpinning, so knowing the scope early helps you budget, negotiate, or walk away with confidence.

How We Inspect for Movement

Our inspection process includes:

A full visual review of all accessible areas
Use of tools like moisture meters and thermal imaging to identify hidden risk factors
Crack measurements and classification per AS 2870 (which defines damage severity based on width)
Clear explanations in the report with supporting photos
Recommendations for further expert advice when appropriate

We adhere to Australian Standards AS 4349.1 (pre-purchase inspections) and AS 2870 (residential slabs and footings) to guide our findings.

Why True Inspect?

We’ve inspected hundreds of properties across Melbourne, Adelaide and Albury/Wodonga and understand the common soil conditions and build types in each region. Our licensed, experienced inspectors provide thorough, unbiased reports with practical, buyer-focused advice.

For more information, download the full information pack on Structural Movement in Homes.

This includes detailed technical guidance, causes, risk classifications and what to do if structural issues are found.

Structural Movement in Homes

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