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.

Top 10 Things to Check for When Buying a House

There are so many exciting aspects of house hunting. The emotions can run high, especially if it is your first purchase – but don’t be too hasty in signing a contract… You may be too excited by the perfect price and location to overlook some potential problems with your dream home –

MOULD: How does the property smell? Does it smell musty and of potential mould issues? Are there watermarked walls or ceilings? Is the plaster flaking? Check the skirting boards to see if there are any air bubbles or warping. It is also best to check inside all bathroom and kitchen cupboards for mildew. The backs of hanging curtains and blinds can also be checked for mould. Mould can be removed professionally, but this can be costly. There is also the question of the root cause of the mould and damp. A mouldy house is not a healthy house.
THE LAND: Don’t just inspect the house! The land is part of the package too. Is there heavy bush around it? Have their been any bush fires in the area before? What about flooding – is the land close to a body of water? Is there a shared driveway or fence? Is the fence built and positioned properly?
INSULATION: Invest in a well insulated home. Check the roof cavity to ensure proper insulation has been professionally laid. This can reduce heating and cooling costs and keep you more comfortable all year round. Double glazed windows are always a bonus especially if you receive western sun and live near a noisy road!
WATER LEAKS: Always check the walls and cupboards backing onto bathrooms and laundries for moisture. Are there any water stains, mould or corrosion? What about the carpet just outside the bathrooms, is it completely dry?
CRACKS: Excessive cracking within a property internally or externally can be a cause for concern and should be inspected by a qualified building inspector.
THE ROOF: How does the roof look? Are the lines straight? Are their any tiles missing? Does any restoration work need to be done? Guttering should also be checked to see if there are any cracks or corrosion as this will mean they will soon need replacing.
DRAINAGE: Walk around the perimeter of the property. Are there any boggy patches of ground? Or grass patches that are extra green? Look up above and check to see that all roof downpipes are flowing correctly into drains and not just soaking straight into the ground.
CEILINGS: Do the ceilings look straight? Shine a torch across the ceiling and this may show up potential defects.
PLUMBING: Run all the taps and showers to ensure that plumbing is working correctly, water runs clear and there aren’t any loud noises coming from the pipes.
GARDENS: Ensure that gardens are not placed right up against the house at a level where termite and pest inspections cannot be maintained correctly.

These checklist items may help you see potential issues with a house before you commit further to a sale, but a professional building and pest inspection for Melbourne buyers is always key to peace of mind and a happy purchase.

If you’re in need of reliable building inspections in Balwyn, building inspections in Blackburn, building inspections in Canterbury, or building inspections in Mitcham, 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.

Top 10 Things to Check for When Buying a House

Book a Building Inspection

Top 10 Things to Check for When Buying a House

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Servicing All Over Melbourne

Frequently Asked Questions

Before You Commit — Book Your Inspection

Top 10 Things to Check for When Buying a House

Book a Building Inspection

buildingpropertyinspections

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Servicing All Over Melbourne

Frequently Asked Questions

Before You Commit — Book Your Inspection