Should I book the inspection before or after I make an offer?

Either works, and the right choice depends on how you are buying. For a private sale, most buyers make an offer subject to a satisfactory building and pest inspection, which protects the deposit while the property is checked. Ordering the inspection first costs you money on a property you might not end up winning, but it puts you in a stronger position because you are negotiating with the findings already in hand. At auction the decision is made for you, since a winning bid is unconditional and no inspection clause can be attached afterwards. If you are weighing up several properties, a quick call with Nick on 0438 280 420 will usually sort out which order makes sense.

Do building inspectors check for asbestos?

A standard inspection carried out to AS 4349.1 is a visual assessment, and asbestos cannot be confirmed visually. What we can do is flag materials consistent with asbestos containing products, which in Victorian homes commonly means cement sheeting to eaves, bathroom and laundry linings, older fencing and some roof sheeting. Anything built before the mid-1980s carries a reasonable likelihood of containing it somewhere. Where we see something suspect, it is noted in the report with a recommendation for sampling by a licensed assessor, because only laboratory testing gives a definitive answer. Undisturbed material in sound condition is generally not an immediate concern, but it matters a great deal if you plan to renovate.

Is there a pass or fail, and what happens if the property does not stack up?

There is no pass or fail. An inspection is not an examination the property either clears or flunks, and no inspector issues a certificate declaring a home sound. What you receive is a description of the property's condition on the day, with defects identified and photographed so you can weigh them yourself. Almost every established home returns a list of findings, and that is normal rather than alarming. The judgement about whether the property is still worth buying is yours, and it turns on the cost and complexity of what was found against what you are paying. Nick talks you through the findings by phone so that decision is an informed one.

How long does the report stay relevant?

The report describes the property as it was on the day of inspection, so it has no formal expiry but it does age. For a purchase running on a normal timeline of a few weeks between inspection and settlement, it remains an accurate picture. Beyond a few months conditions can shift, particularly with anything moisture or pest related, since a wet Melbourne winter can change a subfloor considerably and termite activity can establish in a matter of months. If a sale falls through and you come back to the same property a year later, a fresh inspection is the safer course rather than relying on the earlier document.

Do building inspectors need to be licensed in Victoria?

Victoria does not licence pre-purchase building inspectors the way it registers builders and building surveyors, which means the standard of practitioners varies more than most buyers expect. Since the entry bar is low, what you should check is the substance behind the name: relevant trade or building experience, current professional indemnity and public liability cover, membership of a recognised industry body, and inspections carried out to AS 4349.1. All our inspections are conducted personally by Nick, a qualified carpenter by trade, and we have held HIA membership for more than fifteen years with full insurance in place. Ask any inspector you are considering to confirm the same in writing.

Do you inspect apartments and units, or only houses?

We inspect apartments, units, townhouses and villas as well as freestanding houses. The difference with strata titled property is scope. The inspection covers the interior of the lot you are buying, along with accessible common areas immediately serving it, such as the entry, balcony and any allocated car space or storage cage. Building wide elements including the roof, facade, lifts and basement usually sit with the owners corporation, so problems there become shared costs rather than yours alone. For that reason an apartment inspection works best read alongside the owners corporation certificate and recent meeting minutes, which reveal known defects, planned works and any special levy on the horizon.

What is the difference between a major defect and a minor defect?

The distinction matters because it tells you which findings deserve your attention. A major defect is one affecting the structural integrity, weather tightness, safety or serviceability of the building, or one that will need significant work to correct. Think substantial movement in footings, a compromised roof structure, active water penetration or an unsafe balustrade. A minor defect is the everyday deterioration and imperfect workmanship any building accumulates, such as small render cracks, perished seals, sticking doors or worn paintwork. Our reports separate the two rather than presenting one long undifferentiated list, so you can see at a glance which items are material to your decision and which are simply maintenance.

Is the plumbing and electrical overview enough, or do I need separate trade inspections?

The overview tells you what is visible and apparent, which for most buyers is sufficient. We note obvious issues such as corroded pipework, poor drainage, evident leaks, exposed or clearly amateur wiring and missing safety switches. What it is not is a licensed plumbing or electrical certificate, because testing circuits, pressure testing pipes and running a drain camera all sit outside a visual inspection. If our report raises a concern, or the home is older and has never been rewired or replumbed, engaging a licensed electrician or plumber for a specific assessment is money far better spent before settlement than after.

Can I have an inspection on a property I already own?

Yes. Post purchase and maintenance inspections are a regular part of what we do, and there are several good reasons to book one. Owners commonly arrange an inspection before starting renovations, when preparing to sell and wanting to address problems before a buyer finds them, when something new has appeared such as a crack or a damp patch, or simply as a periodic health check on an older home. Investors also use them between tenancies to document condition. The report is the same detailed document with colour photographs, giving you a prioritised picture of what needs doing now and what can wait.

I am buying from an owner-builder. Is there anything I should know?

Yes, this situation carries both extra risk and extra rules. In Victoria an owner-builder selling within roughly six and a half years of the occupancy permit or final inspection is generally required to provide a defects report prepared by a prescribed practitioner, and warranty insurance may also apply. Buyers often hear this referred to loosely as the seven year rule. Beyond the paperwork, owner-built work varies enormously in quality, and an independent inspection is especially worthwhile where the person who built the home also signed off on their own decisions. Confirm the legal position with your conveyancer, then call us on 0438 280 420 to arrange the inspection.

5 Steps in a Home Inspection Process | Building Property Inspections

A new home is a significant investment that shouldn’t be taken lightly. That’s why home inspectors play such a vital role in the decision to buy or pass on a prospective new home. Since home inspection is so important, it’s equally important to understand the process of home inspection from the inspector’s point of view so that you know what to expect should you decide to hire one (and you should).

01. Meet the Inspector

A preliminary meeting with your desired home inspector is the first thing you’ll want to do after contacting home inspectors in your area. Not only will the inspector guide you through the process and alert you to things that they typically look for in a home, but you’ll also feel more at ease putting a face to the name.

Home inspectors need to have substantial knowledge of current building practices, but a good home inspector understands which corners are often cut during the building project and which areas raise red flags and which ones are manageable. As an added bonus, keep an eye out for a building inspector that previously worked as a building contractor. This experience is invaluable in identifying potential flaws in the home.

02. A Thorough Home Inspection

The home inspection itself is the most important aspect for the prospective homeowner and the inspector. A good inspector will thoroughly look at the following:

Roofing (internal, external)
Walls (internal, external)
Doors & doorframes
Subfloors
Balconies, patios, and stairs
Fences and exterior structures
Cabinetry

03. Debriefing

After looking at the home, the inspector will be happy to answer any of your concerns and to explain to you in layman’s terms their first impression as well as any problematic areas that initially come to mind. This early analysis can give you a general impression of whether or not the home is a good purchase or not.

Be sure to ask plainly which problems are of concern, how long they would take to bring up to standard, and roughly how much it would cost. Knowing this information is a huge asset that can save you lots of potential headaches in the future.

04. Detailed Findings and Recommendations

Once the building inspector has completed the inspection, ensure that you’re provided with a detailed report which contains their findings and recommendations. Not only will an inspection report lay bare in black and white which areas will need to be addressed, but you should also be able to put together an estimate as to how much the renovations or repairs will cost. This will be a factor within any cost-benefit analysis of the home.

05. Ongoing Service Relationship

A good building inspector won’t simply hand you the report and walk away. Many of the key findings in the report may be unclear and you may not be comfortable knowing how to proceed should you purchase the home. Look for a building inspector that is willing to work closely with you to resolve any enquiries you may have so that you can go forward with your decision with confidence.

Building Property Inspections

With so much money going into the purchase of a new home, you’ll want to rest assured that you’re getting what you pay your hard-earned money for. Get in touch with the friendly inspectors at Building Property Inspections in Melbourne before making the big decision and let us guide you through the process confidently.

If you’re in need of reliable building inspections in Croydon, building inspections in Eltham, building inspections in Endeavour Hills, or property inspections in Preston, look no further. Our experienced team of inspectors will thoroughly assess the condition of your property, identifying any potential issues or safety concerns. With our comprehensive reports, you’ll have the peace of mind knowing the true state of your building.

5 Steps in a Home Inspection Process

Book a Building Inspection

5 Steps in a Home Inspection Process

01. Meet the Inspector

02. A Thorough Home Inspection

03. Debriefing

04. Detailed Findings and Recommendations

05. Ongoing Service Relationship

Building Property Inspections

buildingpropertyinspections

Servicing All Over Melbourne

Frequently Asked Questions

Before You Commit — Book Your Inspection

5 Steps in a Home Inspection Process

Book a Building Inspection

01. Meet the Inspector

02. A Thorough Home Inspection

03. Debriefing

04. Detailed Findings and Recommendations

05. Ongoing Service Relationship

Building Property Inspections

buildingpropertyinspections

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Servicing All Over Melbourne

Frequently Asked Questions

Before You Commit — Book Your Inspection