How to Tell If a Building Was Poorly Constructed Before You Buy It

Whether you are buying a second-hand home, purchasing an apartment in a new development, or evaluating a commercial building for investment, understanding the quality of its construction before you commit is critical — and often overlooked. In Nepal's property market, where construction quality varies enormously between builders, conducting even a basic building quality assessment before purchase can save you from a very expensive mistake. At Jadan Construction Group, our engineers regularly conduct pre-purchase building assessments. Here is what to look for.

Warning Signs You Can Check Yourself

1. Look for Patterns of Cracking

Hairline cracks in plaster are normal. Wide, active, or patterned cracks are not. Stand back and look at exterior walls for diagonal cracks at window corners (signs of settlement), horizontal cracks along mortar joints (signs of wall spreading under load), and step cracks following mortar joints in brick walls (signs of differential foundation settlement). Inside, check ceilings and the tops of walls for similar diagonal patterns.

2. Check Doors and Windows

Open and close every door and window in the building. Doors and windows that stick, no longer sit squarely in their frames, or require force to open and close are classic signs of foundation settlement or structural movement. The building is no longer plumb and level — meaning something has moved since it was built.

3. Look for Water Stains and Dampness

Water stains on ceilings, walls, and around window frames indicate leaking roofs, failed waterproofing in bathrooms above, or water ingress through exterior walls. Dark patches, efflorescence (white salt deposits on brickwork), peeling paint at skirting level, and musty smells are all signs of ongoing moisture problems. These are not just cosmetic issues — chronic water ingress accelerates structural deterioration.

4. Inspect the Roof

If safe to access, inspect the roof terrace carefully. Look for cracks in the waterproofing screed, pools of standing water (indicating inadequate drainage falls), deteriorated or missing sealant at parapet wall junctions, and any visible water ingress at drain locations. The roof is the most common source of water damage in Nepali buildings.

5. Check Column and Beam Conditions

Look carefully at exposed concrete columns and beams — particularly at their junctions, at the base of columns, and at slab soffits. Concrete that is spalling (chunks falling off), steel reinforcement that is visible and corroding, and horizontal cracks in beams or vertical cracks in columns are all serious warning signs requiring engineering assessment.

6. Look for Improvised Modifications

Be very suspicious if you see walls that have been added or removed after original construction, extra floors that appear to have been added in stages, structural columns that have been cut or notched to accommodate pipes or windows, and openings cut into load-bearing walls without proper structural lintels. These modifications are common in Nepali residential properties and can seriously compromise structural integrity.

What to Check in Apartment Buildings

For apartments specifically, check the common areas — stairwells, lift lobbies, external corridors — which are often maintained less carefully than individual units. Check the external facade of the building from the street for uniform crack patterns. Ask to see the original building permit and completion certificate, and check whether the number of floors built matches what was permitted.

When to Hire a Professional Building Inspector

For any significant property purchase — particularly for buildings over 2 storeys, properties more than 10 years old, or buildings that show any of the warning signs above — invest in a professional pre-purchase building inspection by a qualified civil or structural engineer. The inspection fee of NPR 15,000–50,000 could save you from a property with NPR 50 lakh of hidden defects — or worse, a structurally unsafe building.

📞 Jadan Construction Group provides professional building quality assessments before purchase. Contact us for expert advice.