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.

Why Pre‑Purchase Building Inspections Are Essential

Buying a home can be an exciting experience, and you should rightfully remain excited throughout the process but not at the expense of caution and due diligence. There could be a number of faults or defects – some obvious, some not – that could require remediation before moving in.

If you haven’t gotten a property inspection, you could end up having to pay out of pocket for these sorts of unforeseen problems, which means that it’s essential (even if it isn’t legally mandatory) to obtain a professional building inspection as a homebuyer.

Below are some of the key reasons why a building inspection is essential for homebuyers in Australia:

Identifying Structural Issues

Perhaps the most obvious reason why a building inspection is essential is because it can identify and quantify any structural issues with the building. This includes a thorough inspection of structural and non-structural elements on the home’s interior and exterior, such as cracks, problems with the foundation or load-bearing walls, mould or moisture, and problems with plumbing or the electrical system.

Knowing which faults/defects exist and roughly how much they will cost to remediate can make a big difference during the negotiation stages of buying a new home.

Detecting Pests and Termite Damage

It’s fairly well-known that we’ve got our fair share of creepy crawlies here in Australia, and that includes all sorts of rodents and termites that can cause not only a nuisance to homeowners but also hazards to hygiene and to structural stability of the home.

The signs of pest and/or termite damage are sometimes quite obvious, but sometimes they’re not so obvious (or worse, they may be hidden during any site visits). A building inspection can identify any such problems so that prospective buyers can account for fumigation or extermination, or negotiate the cost of these services with the seller.

Assessing Safety Hazards

Older homes may have safety hazards such as lead paint, asbestos, or problems with the gas or electrical systems. Newer builds must adhere to certain safety standards, but they can still come with potentially unsafe hazards due to neglect or incompetence. Either way, it is essential that a building inspector analyse and inspect the property for any possible safety hazards so that they are well-known to the buyer before finalising the purchase.

Estimating Repair and Maintenance Costs

As we’ve hinted at in the previous sections, knowing and identifying the types of faults/defects found during the property inspection is one thing, but it’s crucial for the buyer and seller in order to determine the cost of remediation. This includes any needed repairs and maintenance, which could be further broken down into essential (e.g. cracks in the foundation wall, presence of mould) and desirable remediation, i.e. not as essential (e.g. walls in need of a fresh lick of paint).

Importance of a Professional Building Inspection

A building inspection is not legally required in order to purchase a home in States and Territories across Australia, but that doesn’t mean you should take your chances either. In Victoria and the ACT, sellers are required to disclose any faults or defects, but it is still no substitute for a professional building inspection. A professional survey can possibly alert you to an undesirable property, or it can help during the negotiation stages of the property purchase.

Building Property Inspections

Retain the services of building inspections in Melbourne today.

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.

Why a Pre-Purchase Building Inspection is Essential for Homebuyers

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