What does a building & pest inspection cover?

What's included in a standard building inspection

A pre-purchase building inspection in Australia follows AS 4349.1, the Australian Standard for Inspection of Buildings. The inspector conducts a visual assessment of accessible areas to identify major and minor defects, safety hazards, and areas needing maintenance or repair.

Structural elements

• Foundations and subfloor structure (where accessible)
• External and internal walls, including cracks and movement
• Roof frame and structure (from the roof space)
• Floors and floor coverings

Exterior

• Roof covering (tiles, metal, etc.) viewed from ground level or safely accessible areas
• Gutters and downpipes
• External cladding and render
• Windows and doors
• Decks, balconies, and verandahs
• Driveways and paving (visible defects)

Interior

• Walls and ceilings for cracks, water damage, or movement
• Internal doors and joinery
• Kitchens and bathrooms (fixtures, tiling, water damage)
• Built-in wardrobes
• Visible plumbing (leaks, drainage)
• Visible electrical (safety switches, wiring condition)

Moisture and drainage

• Rising damp and water penetration
• Subfloor ventilation and drainage
• Stormwater drainage around the property

What's NOT included in a standard inspection

AS 4349.1 is a visual, non-invasive inspection. The following require separate specialist reports or are excluded from the standard scope:

• Termites and timber pests — requires a separate AS 3660 pest inspection
• Asbestos testing — visual identification only; lab testing is separate
• Pool safety compliance — requires a licensed pool inspector
• Soil testing and geotechnical assessment
• Building Code compliance — inspectors note visible defects, not all Code breaches
• Hidden defects behind walls, under floor coverings, or in inaccessible areas
• Detailed electrical or plumbing reports — general condition only; specialist trades needed for full assessment
• Air conditioning and heating systems — functional testing is limited
• Strata or body corporate records — for apartments, you need a separate strata report

What's included in a pest inspection

A timber pest inspection (AS 3660) checks for:

• Active termite infestations and termite damage
• Borers and wood decay fungi
• Conditions conducive to termite attack (moisture, timber-to-ground contact)
• Evidence of previous termite activity or treatment

In most cases, buyers book a combined building and pest inspection to cover both standards in one visit.

Additional inspections you might need

• Pool safety certificate — mandatory in QLD, NSW, and VIC before sale or lease
• Asbestos inspection and testing — for pre-1990s homes, especially before renovation
• Strata inspection report — for apartments and townhouses, covering common property and body corporate financials
• Electrical safety inspection — if the building report flags concerns
• Plumbing camera inspection — for older sewer and stormwater pipes

How to read "major" vs "minor" defects

Inspectors categorise findings as:

• Major defect: A structural or safety issue requiring immediate attention (e.g., major structural cracks, unsafe electrical wiring, serious water damage)
• Minor defect: Maintenance items that should be repaired but are not urgent (e.g., cracked roof tiles, peeling paint, minor leaks)
• Safety hazard: Immediate risk of injury (e.g., unsafe balustrades, exposed wiring, trip hazards)

A "major defect" doesn't always mean the deal is off — it means you need to negotiate repairs, a price reduction, or a specialist follow-up assessment before settlement.

Common questions

Does the inspector go on the roof?

Not always. AS 4349.1 allows inspection from ground level or the roof space if the roof is too steep, fragile, or unsafe to walk on. Some inspectors offer a "roof walk" for an additional fee if the roof is safely accessible.

Will the inspector test every power point and tap?

No. Inspectors test a sample of outlets, switches, and taps. Full electrical and plumbing testing requires licensed trades.

What if areas are inaccessible?

The report will note areas that couldn't be inspected (e.g., locked rooms, stored items blocking access, sealed subfloor). This is a limitation, not a defect — but it means hidden issues might exist.

Is a building inspection a guarantee?

No. It's a snapshot of visible conditions on the day of inspection. Defects can emerge after settlement, and hidden issues may not be detectable without invasive testing.

Next steps

Once you understand what's covered, the next question is cost. See our building and pest inspection cost guide for typical prices by state and property type, or request quotes from licensed inspectors in your area.