Building and Pest Inspection Guide for First Home Buyers

Introduction

One of the most stressful questions first home buyers face is: "When should I arrange a building and pest inspection?" The short answer is: as soon as possible after your offer is accepted. But the real story is more nuanced, and understanding the timing, process, and what to expect can save you thousands of dollars and prevent major headaches down the track.

A building and pest inspection is your safety net. It reveals structural issues, water damage, termite infestations, electrical hazards, and other problems that aren't visible to the naked eye. For a relatively modest investment ($500-$1,500 depending on location and property size), you get expert insight into the true condition of the property you're about to buy. This guide walks you through everything you need to know.

What Is a Building and Pest Inspection?

A building and pest inspection is a thorough check-up of a property you're looking to purchase. It involves qualified building and pest inspectors checking for structural damage, cracks and leaks, as well as signs of pests like rodents or termites.

What Does a Building Inspector Look For?

A building inspector evaluates the property's overall condition with regards to its structural integrity, maintenance history, safety, and potential risks. They typically look for issues such as:

• Cracks in walls and foundations
• Faulty wiring and electrical hazards
• Plumbing problems
• Uneven flooring or structural issues
• Rising damp and water damage
• Leaky ceilings and roofs
• Unapproved or hazardous additions
• Asbestos (in older properties)

What Does a Pest Inspector Look For?

A pest inspector focuses on signs of past or present pest infestations, particularly termites. Termites are a significant focus for pest inspectors on mainland Australia (Tasmania is considered low risk for termite activity). According to CSIRO research, approximately one in three Australian homes (32%) will experience a termite attack during their lifetime. Termite damage costs Australian homeowners an estimated $1.5 billion annually, with almost 180,000 homes affected by termite infestation each year.

Pest inspectors check for evidence behind walls, in eaves, ceiling spaces, and other areas where termites often hide unseen.

Important Limitation

A building inspection will not cover aspects like estimating the cost of repairs or providing advice on whether it's worth buying the property. It will also not include assessments of areas that are inaccessible or concealed within the property.

When Should You Get a Building and Pest Inspection?

The Ideal Scenario: Before Making an Offer

The best-case scenario is getting a building and pest inspection completed before you make an offer on a property. This gives you:

• Complete freedom to walk away if major issues are found
• No deposit at risk
• Time to thoroughly review the report
• Leverage to negotiate price if needed
• Peace of mind before committing financially

However, this approach has a significant drawback: You might spend on a report and still miss out if another buyer secures the property. In competitive markets, this cost adds up quickly if you're inspecting multiple properties.

The Realistic Scenario: During Your Cooling-Off Period

In fast-moving markets, the more practical approach is to:

1. Make an offer with a "subject to building and pest inspection" condition
2. Schedule the inspection immediately after your offer is accepted
3. Review the results during your cooling-off period
4. Decide whether to proceed, negotiate, or withdraw

Building and pest inspections typically happen during the cooling-off period (7-14 days after contract acceptance, depending on your state). Learn more about your cooling-off rights by state.

The Auction Scenario: Before the Auction

If you're buying at auction, there is no cooling-off period in most states. If you are the successful bidder, you sign the contract and pay the deposit straight away, with no turning back. This makes pre-auction inspections non-negotiable.

How Quickly Can You Get an Inspection?

If you're worried about tight timelines, here's the good news: A building and pest inspection usually takes less than 1-2 hours each; longer if the building is bigger than normal or if the structure is complicated and has areas that are hard to access.

Most inspectors can schedule appointments within 1-2 days, and most inspection companies provide comprehensive reports within 24 hours of the inspection.

This means you can realistically:

• Contact inspectors on Day 1 of your cooling-off period
• Get inspection scheduled for Day 2-3
• Receive report by Day 3-4
• Have several days to review and make decisions

Finding a Trustworthy Building and Pest Inspector

Search Locally with Reviews

The easiest way to find a qualified inspector is through local search:

1. Google "building and pest inspection your suburb"
2. Read recent client reviews on Google, Trustpilot, or local directories
3. Pay close attention to what previous buyers say about their experience
4. Look for consistently positive feedback about communication and report quality

Check Qualifications and Licensing

Licensing varies significantly by state:

• Queensland: Only state requiring building and pest inspectors to be formally licensed and registered
• Victoria: No mandatory licensing but check for professional affiliations
• NSW: Check for membership in professional bodies (e.g., Master Builders)
• Other States: Requirements vary - check local requirements

Even if your state doesn't mandate licensing, ask potential inspectors:

• Are you a member of professional bodies?
• Do you have professional indemnity insurance?
• What qualifications do you hold?
• How long have you been inspecting?

Contact and Interview Multiple Inspectors

Call or email 3-5 inspectors in your area and ask:

• How quickly can you conduct an inspection?
• What's included in your report?
• How detailed is the written report?
• Do you provide photos of major defects?
• Can I be present during the inspection?
• How quickly do you turn around reports?
• What's your experience with properties of this age/style?

Be Cautious of Agent-Arranged Inspections

Many buyers report that real estate agents offer to arrange inspections. While convenient, best practice is to arrange your own independent inspection.

Why? Because your interests as a buyer may differ from those of the seller or agent. An independent inspection protects your interests and gives you confidence that the inspector isn't influenced by anyone with a financial interest in the sale proceeding.

Building and Pest Inspection Costs

Typical Price Range

Typically building inspections cost anywhere from $500 – $1,500, depending on:

• Property size: Larger homes cost more to inspect
• Property age: Older properties may require more time
• Property condition: Complex structures take longer
• Location: Rural areas may have higher travel costs
• Inspector experience level: Highly experienced inspectors may charge premium rates

Regional variations:

• Major cities (Sydney, Melbourne, Brisbane): $700-$1,200
• Regional areas: $500-$900
• Remote areas: $800-$1,500

Who Pays?

The obligation to organise a building and pest inspection is the buyer's. The associated costs are also shouldered by the buyer.

Is It Worth the Cost?

Yes. Consider this: the cost of a building inspection ($500-$1,500) is minimal compared to:

• Major structural repairs ($10,000+)
• Termite damage repairs ($5,000-$50,000+)
• Water damage remediation ($2,000-$20,000+)
• Electrical rewiring ($5,000-$15,000+)

What to Do Before Your Inspection

Prepare Access

Contact the property seller or their agent a few days before to arrange access. If the property still has occupants, your agent will have to coordinate with them to arrange the schedule of inspection.

Plan to Attend

You have the right to be present during the inspection. This is highly recommended because:

• The inspector can explain findings in real-time
• You see problem areas firsthand
• You can ask questions immediately
• You understand the severity of issues

Prepare Questions

Think about:

• Any visible concerns you noticed during open homes
• Age of the roof, plumbing, electrical systems
• Any water stains or damp patches you noticed
• Areas you want the inspector to pay special attention to

After Your Inspection: What to Expect

Timeline for Reports

Once completed, inspection reports are typically emailed within 24 hours. The sooner you receive the report, the more time you have to study it and decide your next steps.

Report Contents

A comprehensive building and pest inspection report typically includes:

• Executive summary of major findings
• Detailed room-by-room assessment
• Photographs of defects and problem areas
• Severity ratings (minor, moderate, major)
• Recommendations for repair or further investigation
• Historical information about past issues

Understanding the Report

Reports can be technical. When reviewing yours, focus on:

• Major defects: Structural issues, severe water damage, termite activity, electrical hazards
• Moderate issues: Things that need attention but aren't urgent
• Minor issues: Cosmetic or wear-and-tear items

Don't get overwhelmed by minor findings. Every house has some issues. The question is whether the major items are deal-breakers or negotiable.

Next Steps

Based on the report, you have three options:

1. Proceed unconditionally: You're satisfied with the property's condition
2. Negotiate: Ask the seller to fix issues, reduce the price, or provide an allowance
3. Withdraw: If findings are too serious, exercise your cooling-off right or inspect clause

State-Specific Considerations

Queensland

• Pre-auction inspection essential: No cooling-off at auction
• Licensed inspectors required: Queensland is strict on qualifications
• 5-day cooling-off period: More time than Victoria to arrange inspection
• REIQ contracts standard: Usually include building and pest clause

New South Wales

• 5-day cooling-off period: Good window for inspection scheduling
• No mandatory inspector licensing: Check professional affiliations carefully
• Off-the-plan has 10 days: More time if buying off-the-plan
• Independent inspection critical: Agents' inspections are common; get your own

Victoria

• 3-day cooling-off period: Tight timeline - schedule immediately
• No mandatory licensing: Check for professional body membership
• Section 32 may disclose issues: Review vendor statement before inspection
• Pre-auction inspection essential: No cooling-off at auction

South Australia

• 2-day cooling-off period: Shortest in Australia - act fast
• Pre-inspection planning crucial: Very tight timeline
• Form 1 disclosure: Check vendor statement for known issues
• Remote areas: May have limited inspector availability

Western Australia

• No statutory cooling-off period: Can request one be added to contract
• Get inspection before offer if possible: No safety net if issues found
• Termite risk in many areas: Pest inspection particularly important
• Professional standards exist: Ask about certifications and experience

Australian Capital Territory

• 5-day cooling-off period: Good window for scheduling
• Professional standards: Check for qualifications
• Pre-auction inspection essential: No cooling-off at auction
• Canberra has moderate termite risk: Pest inspection recommended

Northern Territory

• 4-day cooling-off period: Decent window for inspection
• High termite risk: Pest inspection is critical
• Limited inspector availability: Book early, especially in remote areas
• No penalty for cool-off: But arrange pre-inspection anyway

Tasmania

• No cooling-off period: Inspection must happen before offer
• Low termite risk: Building inspection more critical than pest
• Limited specialist availability: Plan ahead and book early
• Pre-auction inspection essential: No cooling-off at auction

Your Inspection Checklist

Two weeks before offer:

• Research inspectors in your area
• Read reviews and check credentials
• Save contact details for 3-5 inspectors

After offer accepted:

• Contact inspectors immediately
• Book inspection for early in cooling-off period
• Confirm access with property seller/agent
• Plan to attend the inspection

After receiving report:

• Review carefully; ask your conveyancer to explain anything unclear
• Compare findings with property's age and condition
• Get quotes for any major repairs if needed
• Decide on next action (proceed, negotiate, or withdraw)

Common Questions About Building Inspections

Can I rely on the seller's inspection report?

You can review it, but you should still arrange your own independent inspection. Different inspectors may find different issues, and an independent report protects your interests.

What if the inspection finds termites?

If active termite infestation is found, this is a major issue. You'll typically need:

• A professional pest control quote
• A structural engineer's assessment
• Potentially to renegotiate or withdraw from the purchase

Can I get an inspection for a cheap property?

Yes, inspections are worth doing regardless of price. A problem property is expensive regardless of what you paid for it.

What if the inspection happens during my cooling-off period?

Perfect—that's exactly when it should happen. You'll have time to review the report and make an informed decision before your cooling-off period expires.

What if I buy before getting an inspection?

This is very risky. Without a building and pest clause in your contract and without an inspection, you're accepting the property as-is. Any problems you discover after settlement become your responsibility.

Key Takeaways

• Schedule early: Contact inspectors on day one of your cooling-off period
• Arrange independently: Don't rely on agent-arranged inspections
• Attend the inspection: Being present helps you understand findings
• Budget $500-$1,500: This is money well spent for peace of mind
• Allow 24-48 hours: From booking to receiving the report
• Review carefully: Focus on major issues, not cosmetic concerns
• Use the report: To negotiate price, repairs, or inform your decision to withdraw
• Check your state's requirements: Cooling-off periods vary significantly

Building and pest inspections aren't optional—they're essential due diligence that protects your most significant investment.

Next Steps

1. Research inspectors in your area before you start house hunting
2. Save contact details for at least 3 qualified inspectors
3. When your offer is accepted, contact them immediately
4. Schedule the inspection for early in your cooling-off period
5. Attend the inspection and ask questions
6. Review the report carefully with your conveyancer

Ready for the next step? Learn about choosing a good conveyancer to handle the legal side of your purchase, or check out our complete first home buyer checklist for the full buying journey.