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.

What is Included in a Building Property Inspection Report?

Before purchasing a home, or if you own a property and want it to be thoroughly inspected, a building property inspection and the accompanying report can be worth their weight in gold. By understanding the presence of any issues with the property, you can obtain a fairer and more realistic impression of the actual value of the property as well as have the forewarning of any necessary or desired repairs or maintenance.

A General Overview of a Building Property Inspection Report

What’s included in a building property inspection report? As you might imagine, the report contains all of the key findings of the building property inspection, which is carried out in person by qualified engineers and surveyors that can often see problems or their symptoms that may go unnoticed by prospective buyers or homeowners themselves.

The report generally includes all of the results of the findings from the building property inspection as well as photographs. The findings are designed to be written in clear and plain English, with minimal engineering jargon, so that anyone reading the report should be able to clearly identify and quantify any issues with the property.

Interior & Exterior Inspection

Every property building inspection includes a thorough inspection of the entire property, including interior and exterior of the structure within the property lines.

The interior inspection includes a detailed analysis of the structural elements of the building, including the walls, ceilings, and floors, as well as an inspection of the electrical systems, plumbing and drainage, the heating, ventilation and air conditioning (HVAC) systems, for example.

The exterior inspection includes all outdoor structural elements such as the walls, facade, masonry, siding, roof and gutters, the foundation footers and walls, as well as outdoor fixtures such as doors and windows.

Ancillary Structures

For properties with garages, patios, balconies, decks, fences, retaining walls or other landscaping present, the building property inspection report will consider any faults or defects with these elements as well as whether they are in need of immediate repair or if maintenance is desirable.

Pests & Rodents

Certain pests and rodents can be problematic in Melbourne and in other climates, potentially posing a severe risk of damage such as in the case of termites. Rodents, on the other hand, may pose various health and hygiene risks if they fester around the property. The building property inspection report will account for the presence (or symptoms) of pests and/or rodents, including mice and termites, as well as a damage assessment.

Fire Safety & Compliance

Residential properties should be safe and compliant, so a building property inspection report will also consider any fire safety measures present as well as the presence and operability of smoke alarms, carbon monoxide detectors as well as the overall ventilation of the property.

Homes with swimming pools will also be inspected for any health and safety hazards that may be present with or around the pool itself.

Once the inspection has been completed, the engineers and surveyors will diligently assemble the report and include any relevant issues in plain English so that everyone involved in the transaction of the property will be well aware of any needed or desirable repairs or maintenance.

Building Property Inspections

Retain Building Property Inspections for affordable, thorough and accurate building property inspection reports.

What’s Included in a Building Property Inspection Report?

Book a Building Inspection

What’s Included in a Building Property Inspection Report?