Building & Pest Inspections
Why inspections matter, what they cover, and how to understand inspection reports.
Why Inspections Are Essential
Building and pest inspections are your best defence against buying a property with hidden problems. They can uncover structural issues, water damage, termite infestations, and safety hazards that aren't visible during a standard viewing. The cost of an inspection is minimal compared to the potential cost of repairs.
What Building Inspections Cover
A comprehensive building inspection examines:
- Structural elements: foundations, walls, roof framing, load-bearing elements
- Exterior: cladding, windows, doors, balconies, decks, drainage
- Interior: walls, ceilings, floors, doors, windows, built-ins
- Roof space: framing, insulation, ventilation, sarking
- Under-floor areas: stumps, bearers, joists, ventilation
- Wet areas: bathrooms, laundry, kitchen for signs of water damage
- Services: accessible plumbing, electrical (visual only), hot water system
- Safety items: smoke alarms, pool fencing, balustrades
What Pest Inspections Cover
Pest inspections focus on timber-destroying organisms:
- Live termites and evidence of termite activity
- Termite damage (past and present)
- Conditions conducive to termite attack
- Termite risk assessment
- Borers and wood decay fungi
- Chemical or physical termite barriers
- Recommendations for ongoing management
When to Get Inspections
Timing matters for inspections:
- Before auction: Complete inspections before the auction since there's no cooling-off period
- Private treaty: Can be done before making an offer or as a condition of the contract
- During cooling-off: If buying in states with cooling-off, use this time for inspections
- Pre-purchase: Even new builds benefit from independent inspections
Choosing an Inspector
Look for these qualifications when choosing an inspector:
- Licensed and insured (check they have professional indemnity insurance)
- Experienced in inspecting similar property types
- Member of a professional association (e.g., ABIS, HIA)
- Provides detailed written reports with photos
- Offers to discuss findings with you
- Uses appropriate equipment (moisture meters, thermal cameras)
- Independent (not recommended by the selling agent)
Understanding Your Report
Reports typically categorise findings as:
- Major defects: Significant structural or safety issues requiring immediate attention
- Minor defects: Issues needing repair but not urgent
- Maintenance items: General wear and tear, routine maintenance needed
- Safety hazards: Items posing immediate risk to occupants
- Conditions conducive: Factors that may lead to future problems
Common Issues Found
Frequently discovered problems include:
- Roof defects: damaged tiles, rusted gutters, poor flashings
- Moisture and rising damp in subfloor areas
- Termite damage or activity (affects 1 in 3 Australian homes)
- Cracks in walls (structural vs cosmetic)
- Faulty waterproofing in wet areas
- Electrical safety issues
- Asbestos-containing materials (pre-1990 homes)
- Poor drainage around the property
What to Do with the Report
If the inspection reveals issues, you have options: request the vendor fix issues before settlement, negotiate a price reduction, include a special condition in the contract, or walk away if problems are too significant. Your solicitor can advise on the best approach.
Cost of Inspections
Expect to pay:
| Inspection Type | Typical Cost | Notes |
|---|---|---|
| Combined Building & Pest | $500-$800 | Most common option |
| Building Only | $400-$600 | For properties with low pest risk |
| Pest Only | $250-$350 | Add-on to existing building report |
| Strata Inspection | $200-$400 | Essential for apartments |
| Pool Inspection | $100-$200 | Check compliance with fencing laws |
| Asbestos Assessment | $200-$500 | For pre-1990 homes if concerned |
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