What Does a Building Inspection Cover

Purchasing a property represents one of the largest financial decisions most Australians will make in their lifetime. Yet without a thorough building inspection, buyers may unknowingly inherit expensive structural problems, safety hazards, or compliance issues that could cost tens of thousands of dollars to rectify.

A professional building inspection serves as your critical safeguard against hidden defects, providing a comprehensive assessment of a property's condition before you commit to purchase. From foundations to roofing, electrical systems to plumbing, a qualified building inspector examines every accessible component to identify existing problems and potential future concerns.

Whether you are a first home buyer, seasoned investor, or selling a property, understanding what a building inspection covers empowers you to make informed decisions and negotiate from a position of knowledge. This comprehensive guide explains every aspect of the building inspection process, what inspectors look for, and how to interpret the findings in your inspection report.

A building inspection is not an expense. It is an investment in peace of mind that can save you from purchasing a money pit. The few hundred dollars spent on an inspection can prevent thousands in unexpected repair costs.

Structural Integrity Assessment

The structural integrity of a building forms the foundation of any comprehensive inspection. Structural components bear the weight of the entire building and protect occupants from environmental forces. Defects in these areas can compromise the safety of the entire structure and lead to catastrophic failure if left unaddressed.

Foundation Inspection

The foundation is the most critical structural element of any building, transferring all loads to the ground. Building inspectors thoroughly examine foundations for signs of distress that could indicate serious underlying problems.

• Concrete slab foundations: Inspectors look for cracks, heaving, settling, and moisture penetration. Hairline cracks are common and often not concerning, but wider cracks or those showing displacement require further investigation.
• Pier and beam foundations: These require assessment of timber condition, stump integrity, bearer and joist connections, and adequate ventilation in the subfloor area.
• Strip footings: Common in older Australian homes, these are checked for cracking, erosion, and adequate depth below ground level.
• Reactive soil indicators: Movement cracks in walls and floors may indicate foundation movement caused by reactive clay soils common throughout Australia.

Wall Assessment

Both internal and external walls are examined for structural soundness and signs of deterioration or damage.

• Brick and masonry walls: Inspectors check for cracking patterns, mortar deterioration, rising damp, efflorescence, and structural movement.
• Timber framed walls: Assessment includes checking for timber rot, termite damage, inadequate bracing, and proper connection to the foundation.
• Cladding systems: Weatherboard, fibre cement, render, and other cladding materials are examined for damage, moisture ingress, and secure attachment.
• Retaining walls: These critical structures are assessed for leaning, cracking, drainage adequacy, and structural stability.

Roofing Structure and Coverings

The roof protects the entire building from weather and environmental damage. A thorough roof inspection covers both the structural framework and the exterior coverings.

• Roof frame inspection: Timber trusses and rafters are examined for rot, termite damage, sagging, inadequate bracing, and proper tie-down connections.
• Tile roofs: Inspectors check for cracked, broken, or displaced tiles, deteriorating bedding and pointing, and proper sarking installation.
• Metal roofing: Assessment includes checking for rust, corrosion, deteriorating fasteners, and adequate overlap at joints.
• Gutters and downpipes: These are examined for blockages, corrosion, incorrect falls, and adequate capacity for the roof catchment area.
• Flashings: All roof penetrations and wall junctions are checked for properly installed and sealed flashings to prevent water ingress.

Floor Structure

Floor systems must safely support occupants and furniture while maintaining levelness and stability over time.

• Concrete floors: Inspectors check for cracking, unevenness, moisture issues, and signs of reinforcement corrosion.
• Timber floors: Assessment includes checking for springiness, squeaking, rot, termite damage, and proper support from bearers and joists.
• Floor levelness: Significant slopes or unevenness may indicate foundation movement or structural problems requiring investigation.

Electrical Systems Inspection

Electrical defects pose serious safety risks including electrocution, electrical fires, and property damage. While a building inspector is not a licensed electrician, they assess the general condition of electrical installations and identify obvious safety hazards that require further specialist evaluation.

Electrical Panel Assessment

The main switchboard or electrical panel is the heart of the home's electrical system. Inspectors examine accessible components for safety concerns.

• Switchboard condition: Age, type, and general condition of the switchboard are noted, including whether it contains modern safety switches (RCDs).
• Safety switch presence: Australian regulations require safety switches on power and lighting circuits. Their presence and apparent functionality are assessed.
• Circuit breaker condition: Inspectors note the type and condition of circuit protection devices and any signs of overheating or damage.
• Labelling: Properly labelled circuits assist with maintenance and emergency situations.

Wiring Conditions

The visible condition of electrical wiring throughout the property provides insights into the overall electrical system quality.

• Wiring type and age: Older wiring systems such as rubber-insulated or lead-sheathed wiring may be nearing the end of their safe service life.
• Visible damage: Exposed wiring, damaged insulation, or improper connections are noted as safety hazards.
• DIY electrical work: Evidence of unlicensed electrical work, which is illegal in Australia and poses significant safety risks.

Outlets and Fixtures

Power outlets, light switches, and fixtures throughout the property are examined for obvious defects.

• Outlet condition: Cracked, damaged, or loose outlets are safety hazards that require attention.
• Outdated outlets: Two-prong outlets without earth connection should be upgraded for safety.
• Outdoor electrical: External outlets and fixtures should be weatherproof-rated and properly protected.

Common Electrical Code Violations

Building inspectors commonly identify electrical issues that may not comply with current Australian wiring rules:

• Missing safety switches on circuits installed after 1991
• Insufficient power outlets leading to overloaded circuits and extension cord misuse
• Improperly protected bathroom and kitchen outlets
• Damaged or deteriorating smoke alarm systems
• Inadequate clearance between electrical components and combustible materials

Plumbing System Evaluation

The plumbing system delivers clean water throughout the property and removes wastewater safely. Plumbing defects can cause water damage, health hazards, and expensive repairs if not identified and addressed promptly.

Water Supply Pipes

The condition of water supply pipes affects water quality, pressure, and the risk of leaks and pipe failure.

• Pipe materials: Inspectors identify pipe types including copper, galvanised steel, PVC, polyethylene, and older lead pipes that may require replacement.
• Corrosion assessment: Visible pipes are checked for corrosion, particularly at joints and connections where leaks commonly develop.
• Water pressure: Adequate water pressure is verified at multiple fixtures throughout the property.
• Leak detection: Signs of active or past leaks including water staining, mould growth, and pipe degradation are documented.

Drainage Systems

Proper drainage prevents water damage and ensures sanitary waste removal from the property.

• Drain function: Sinks, basins, and floor wastes are tested for adequate drainage speed and any blockages.
• Sewer connections: Visible sewer lines are inspected for damage, tree root intrusion signs, and proper connections.
• Stormwater drainage: The property's ability to handle rainfall is assessed, including surface drainage and any stormwater systems.

Hot Water Systems

Hot water systems are essential appliances that require regular assessment for safety and efficiency.

• System type and age: Electric, gas, solar, and heat pump systems are identified along with approximate age and expected remaining service life.
• Installation compliance: Proper installation including clearances, relief valve drainage, and accessibility for servicing.
• Signs of failure: Rust, leaking, strange noises, or inadequate hot water delivery may indicate imminent replacement needs.

Fixtures and Fittings

All plumbing fixtures are examined for condition and function.

• Taps and mixers: Checked for leaks, proper operation, and adequate water flow.
• Toilets: Flushing mechanism, base seal, and cistern condition are assessed.
• Showers and baths: Mixer function, drainage, and waterproofing integrity are examined.

Interior and Exterior Conditions

Beyond the major structural and service components, building inspectors assess the overall condition of interior and exterior finishes and features that affect the property's liveability and value.

Interior Assessment

The interior inspection covers all accessible rooms and spaces within the building.

Water Damage Detection

Water damage is one of the most common and potentially costly issues found in Australian homes. Inspectors look for:

• Ceiling stains indicating roof leaks or plumbing failures above
• Wall discolouration suggesting water ingress through external walls
• Bubbling or peeling paint often caused by moisture behind the surface
• Warped or buckled flooring from water exposure
• Musty odours that may indicate hidden water damage

Mould Detection

Mould poses health risks and indicates underlying moisture problems that require attention.

• Visible mould growth: Any visible mould on walls, ceilings, or other surfaces is documented with its location and extent.
• Mould-prone areas: Bathrooms, laundries, and areas with poor ventilation receive particular attention.
• Hidden mould indicators: Musty smells, water staining, and condensation patterns may indicate concealed mould growth.

Interior Finishes

The condition of interior finishes reflects both the property's maintenance history and potential underlying issues.

• Wall and ceiling condition including cracks, damage, and paint condition
• Floor coverings including carpet, tiles, timber, and vinyl condition
• Door and window operation, fit, and hardware condition
• Built-in joinery including kitchen cabinets, wardrobes, and storage

Exterior Assessment

The building exterior provides the first line of defence against weather and environmental damage.

External Wall Cladding

• Brick veneer: Mortar condition, weep hole clearance, and cracking patterns are assessed.
• Weatherboards: Timber condition, paint deterioration, and gaps between boards are examined.
• Rendered surfaces: Cracking, delamination, and moisture penetration signs are documented.
• Fibre cement: Sheet condition, joint sealing, and fixing integrity are checked.

Windows and Doors

External openings are critical for weather sealing and security.

• Frame condition including rot, corrosion, and damage
• Glazing condition and seal integrity
• Hardware function including locks, hinges, and handles
• Weather sealing and draft exclusion effectiveness
• Flyscreens and security screens condition

External Drainage

Proper site drainage protects the building from water damage and foundation problems.

• Ground slopes and surface drainage direction
• Garden bed levels relative to damp proof courses
• Paved area drainage and condition
• Retaining wall drainage provisions

Major Systems: Heating, Ventilation, and Air Conditioning

Climate control systems significantly impact comfort, energy costs, and indoor air quality. While detailed HVAC assessments require specialist technicians, building inspectors evaluate the general condition and apparent functionality of these systems.

Heating Systems

The various heating systems common in Australian homes are assessed for condition and obvious defects.

• Ducted heating: Unit condition, duct integrity, and vent location and condition are examined.
• Split system heating: Indoor and outdoor unit condition, mounting security, and drainage are assessed.
• Gas heaters: Flue condition, clearances from combustibles, and general unit condition are checked.
• Electric heaters: Installation safety and general condition are noted.

Air Conditioning Systems

Cooling systems are essential in much of Australia and represent significant value in a property.

• System type and capacity: Ducted, split system, and evaporative cooling systems are identified.
• Unit condition: Age, visible condition, and any obvious damage or deterioration.
• Installation quality: Mounting, drainage, and electrical connections are visually assessed.

Ventilation Assessment

Adequate ventilation prevents moisture buildup and maintains indoor air quality.

• Exhaust fans: Bathroom, kitchen, and laundry exhaust fans are tested for operation and appropriate discharge location.
• Roof space ventilation: Adequate ventilation prevents heat buildup and condensation in the roof cavity.
• Subfloor ventilation: Adequate air vents in subfloor areas prevent moisture buildup and timber decay.

Filter and Duct Assessment

The condition of filters and ductwork affects system efficiency and air quality.

• Filter accessibility and apparent maintenance history
• Visible ductwork condition including insulation and joint sealing
• Vent grille condition and cleanliness
• Signs of moisture or mould in duct systems

Outdoor Structures and Improvements

Outdoor structures add functionality and value to properties but may also present safety hazards or compliance issues if not properly constructed and maintained.

Garage Inspection

Garages require assessment for structural condition, safety, and compliance.

• Structural condition: Walls, roof structure, and slab condition are examined for damage and deterioration.
• Door operation: Manual and automatic garage doors are tested for safe operation and proper safety features.
• Fire separation: Where attached to the dwelling, fire separation requirements including door and wall ratings are assessed.
• Electrical: Lighting, power outlets, and automatic door openers are checked for obvious defects.

Shed and Outbuilding Assessment

Garden sheds, workshops, and other outbuildings are included in the inspection scope.

• Structural stability and foundation condition
• Roof and cladding condition
• Door and window functionality
• Electrical installation safety if present

Deck and Balcony Inspection

Elevated outdoor platforms require particular attention due to safety implications.

• Structural integrity: Support posts, bearers, joists, and connections are examined for rot, termite damage, and adequate strength.
• Decking condition: Board condition, fastening, and surface safety are assessed.
• Balustrade compliance: Height, spacing, and climbability requirements under the National Construction Code are evaluated.
• Waterproofing: For balconies over habitable areas, waterproofing membrane condition is critical.

Fencing and Gates

Boundary fencing and gates are assessed for condition and, where applicable, compliance with pool fencing requirements.

• Structural stability and post condition
• Gate operation and self-closing mechanisms
• Pool fence compliance with AS 1926.1 requirements
• Material condition and remaining service life

Swimming Pool and Spa Assessment

Pools and spas require specific attention for safety and compliance.

• Pool fence compliance: Barrier height, gap sizes, gate operation, and climbable objects are assessed against current requirements.
• Pool structure: Shell condition, coping, and surrounding paving are examined.
• Equipment: Pump, filter, and chlorinator condition are noted along with compliance of electrical installations.

Compliance with Building Codes and Regulations

Building code compliance is essential for safety, insurance validity, and resale value. Inspectors identify apparent non-compliance issues that may require rectification or further specialist assessment.

National Construction Code Requirements

The National Construction Code (NCC) sets minimum standards for building construction in Australia. Common compliance concerns include:

• Smoke alarm requirements: Interconnected smoke alarms meeting current standards in required locations.
• Stair and balustrade compliance: Height, baluster spacing, and handrail requirements for safety.
• Pool fence compliance: Critical safety barriers that must meet strict Australian Standards.
• Fire separation: Adequate fire barriers between garage and dwelling spaces.

Identifying Code Violations

Inspectors document apparent code violations that may affect safety or require rectification.

• Unpermitted work: Alterations or additions that may have been completed without proper approval.
• Substandard construction: Work that does not appear to meet minimum building standards.
• Changed requirements: Older buildings may not meet current codes but were compliant when built.

Remediation Guidance

When non-compliance issues are identified, the inspection report provides guidance on:

• The nature and severity of the non-compliance
• Potential safety implications
• Recommended actions including specialist assessments
• Whether rectification is mandatory or advisory

Timber Pest Inspections

Timber pest inspections are typically conducted separately or as an add-on to building inspections, assessing the property for termites, borers, and wood decay fungi that can cause serious structural damage.

Termite Detection

Termites cause approximately $1.5 billion in damage to Australian properties annually, making detection critical.

• Active termite detection: Evidence of current termite activity including live termites, fresh mud tubes, and recent damage.
• Previous termite damage: Past infestation evidence that may have compromised structural timber.
• Conducive conditions: Factors that increase termite risk including moisture, timber to ground contact, and inadequate ventilation.
• Termite management systems: Presence and condition of existing chemical or physical barriers.

Borer Assessment

Wood boring beetles can cause significant timber damage over time.

• Active borer infestation signs including fresh dust and exit holes
• Historical borer damage assessment
• Species identification where possible
• Extent of damage and structural implications

Wood Decay Fungi

Fungal decay compromises timber strength and indicates moisture problems.

• Dry rot: Despite its name, requires moisture to develop and can severely weaken timber.
• Wet rot: Occurs in consistently damp timber and is common in poorly ventilated areas.
• Moisture source identification: Understanding the water source causing fungal growth.

Other Pest Evidence

While not always included in timber pest inspections, evidence of other pests may be noted.

• Rodent activity signs including droppings, gnawing damage, and nesting
• Bird nesting in roof spaces
• Possum activity and damage
• General pest conducive conditions

Building Inspection Comprehensive Checklist

The following table summarises the key areas covered in a comprehensive building inspection, providing a reference for what to expect from a professional inspection report.

What the Inspection Report Contains

A professional building inspection report provides comprehensive documentation of the inspector's findings, enabling informed decision-making for property purchases, sales, or maintenance planning.

Executive Summary of Findings

The report begins with a clear summary highlighting the most significant findings.

• Overall property condition: A general assessment of the property's condition for its age and type.
• Major defects: Significant issues requiring immediate attention or substantial expenditure.
• Safety hazards: Any immediate safety concerns that require urgent action.
• Recommendations: Prioritised list of actions recommended for the buyer or owner.

Detailed Issue Descriptions with Photographs

Each defect or concern is documented thoroughly with supporting visual evidence.

• Location: Precise description of where the issue was found within the property.
• Description: Clear explanation of the defect in plain language.
• Photographs: Multiple images documenting the issue from relevant angles.
• Severity rating: Classification of the defect's seriousness and urgency.

Professional Repair Recommendations with Cost Estimates

Quality inspection reports provide guidance on addressing identified issues.

• Recommended repairs: Specific actions needed to rectify each defect.
• Tradesperson required: The type of qualified professional needed for repairs.
• Cost estimates: Approximate repair costs to assist with budgeting and negotiations.
• Priority rating: Urgency classification from immediate to routine maintenance.

Code Compliance Information

The report identifies apparent non-compliance with building codes and safety regulations.

• Current code requirements that may not be met
• Safety compliance issues requiring rectification
• Potentially unpermitted work requiring investigation
• Recommendations for compliance verification or rectification

Timber Pest Inspection Results

If a combined building and pest inspection was conducted, pest findings are included.

• Termite activity status and locations
• Evidence of borer or fungal decay
• Conducive conditions increasing pest risk
• Existing termite management systems
• Treatment and management recommendations

Limitations and Exclusions

Professional reports clearly state the inspection's scope and limitations.

• Areas that could not be accessed or fully inspected
• Items outside the inspection scope
• Recommendations for further specialist inspections
• Weather and site conditions affecting the inspection

Key Takeaways

• A building inspection provides a comprehensive assessment of property condition covering structure, services, interior, exterior, and safety compliance.
• Structural integrity assessment includes foundations, walls, roofing, and floors to identify defects that could affect safety and value.
• Electrical and plumbing systems are evaluated for safety hazards, code compliance, and functional condition.
• Interior and exterior conditions including water damage, mould, and weather protection are thoroughly documented.
• Outdoor structures including garages, decks, and pools are assessed for safety, condition, and compliance.
• Building code compliance issues are identified to highlight safety concerns and potential rectification requirements.
• Timber pest inspections detect termites, borers, and wood decay that can cause serious structural damage.
• The inspection report provides detailed findings with photographs, repair recommendations, and cost estimates.
• Professional inspections protect buyers from hidden defects and provide leverage for informed negotiations.

Frequently Asked Questions

References and Resources

• National Construction Code (NCC)
• Australian Building Codes Board (ABCB)
• Standards Australia (AS 4349.1 and AS 4349.3)
• NSW Fair Trading
• Queensland Building and Construction Commission (QBCC)
• Victorian Building Authority (VBA)
• Building and Energy Western Australia