Many buyers assume an apartment doesn’t need the same scrutiny as a house. It’s smaller, often newer, and the common areas are generally managed through the strata scheme. But apartments can still have defects and other issues, making a building and pest inspection worthwhile. It also differs from an inspection of a freestanding house and doesn’t replace checking the wider strata scheme.
This article covers what an apartment inspection includes, its limitations, how it differs from a strata report, and what you may end up spending.
Key Takeaways
- Apartments and units can still have defects, water ingress and pest issues, so a building and pest inspection is worth considering.
- An inspection focuses on your individual lot and any accessible common property, but it cannot assess everything in the wider building.
- A building and pest inspection checks physical condition, while a strata report covers the scheme’s financial and administrative records. They provide different information.
- For a more complete picture, apartment buyers may want both an inspection and a strata records search.
- Inspection costs vary depending on the property and scope, so it’s best to get a quote for the specific unit.
Do apartments and units need a building and pest inspection?
Short answer: yes, in most cases.
An apartment may have fewer rooms and less land to inspect than a house, but that doesn’t necessarily mean fewer things can go wrong. Water ingress, waterproofing failures, poor drainage, cracking and pest activity can all affect apartments, including newer buildings.
There’s also the added complexity of shared building elements. A leak or defect may originate outside your lot but still affect your apartment, while responsibility for common property doesn’t necessarily mean you won’t face costs when major repairs are needed. Levies or special levies may be required to fund significant works.
A building and pest inspection gives you a clearer picture of the apartment’s physical condition before you commit to the purchase. If you’re weighing up an apartment purchase and want a professional set of eyes across it, you can book a building and pest inspection.
What’s covered in an apartment inspection (and what’s not)
Your inspection primarily assesses the individual apartment, along with any common property that is accessible and included within the inspection scope. The inspector generally won’t have access to neighbouring apartments or concealed areas, even where they may affect your property.
There are real limits to that access, and it’s worth understanding them before you book so the report doesn’t surprise you.
Covered in a typical apartment inspection:
- The interior of your unit: walls, ceilings, floors, windows, and doors
- Visible signs of moisture, water damage, and past leaks
- Cracking and signs of structural movement within the lot
- Accessible wet areas and visible plumbing fixtures
- Signs of termite activity and conducive conditions within reach
- Accessible common property, where included in the inspection scope and reasonably accessible
Not covered, or only partially:
- Inside neighbouring units, which are generally outside the inspector’s access and inspection scope
- Concealed pipework: shared plumbing and drainage can create risks such as leaks or water ingress, but pipework hidden behind walls or inside other lots is generally outside the scope of a visual inspection
- Roof spaces and service areas that are locked, sealed, or unsafe to access
- The building’s financial position, insurance, and maintenance records
- Any defect hidden behind finishes, fixtures, or stored belongings
These limitations are particularly relevant in apartments, where a moisture problem can originate in another unit or a shared building element and still affect your property. Your inspection covers what can be seen and safely accessed on the day, so concealed problems or areas outside the inspection scope may require further investigation.
For a more complete picture of the wider building, the inspection should be considered alongside a strata report.
Building & pest inspection vs strata report: what’s the difference
These two reports are sometimes confused. They serve different purposes, and one does not replace the other.
- A building and pest inspection is a physical assessment of the property’s condition, carried out on-site by a licensed and insured inspector who examines what’s accessible.
- A strata report reviews the records of the strata scheme and is also called a strata records report, or body corporate records search depending on the state or territory. It can include the scheme’s finances, meeting minutes, by-laws, insurance, and records of disputes and repairs.
Buyers or their representatives may be able to access these records as part of due diligence, depending on the state or territory and the circumstances of the purchase.
Here’s how they compare.
| Building & pest inspection | Strata report | |
| What it checks | Physical condition of the lot and accessible common areas | The owners corporation or body corporate’s financial and administrative records |
| How it’s done | On-site inspection by a licensed and insured inspector | Review of the owners corporation or body corporate records |
| Can identify | Cracking, water damage, termite activity, defects | Special levies, fund balances, disputes, planned works |
| What it can’t see | The building’s finances and records | Anything physical the records don’t mention |
| Best used for | Understanding the condition of what you’re buying | Understanding the scheme’s financial position and recorded issues |
The reason apartment buyers often use both comes down to how information is split in a strata scheme. A building and pest inspection shows you the current physical condition of the property, while a strata report can help you understand recorded issues, known upcoming costs, and the scheme’s financial position.
If you’d like both sides covered, you can get a quote and ask about arranging a building and pest inspection alongside a strata records search.
What building inspectors look for in apartments
The fundamentals are similar to a house inspection, but a few things get particular attention in a multi-unit building because of how apartments are built and shared.
- Water ingress and waterproofing. Bathrooms, balconies, and laundries warrant particular attention, and a leak in a wet area can affect the unit below. Inspectors look closely at these zones.
- Cracking and movement. Cracks in internal walls can be cosmetic or a sign of something structural. The inspector assesses what’s visible and flags anything that needs a closer look.
- Shared walls and ceilings. Moisture and pests can move through or around shared building elements, so these boundaries warrant particular attention.
- Termite activity and conducive conditions. Being above ground does not automatically eliminate termite risk. Depending on the building and surrounding conditions, an inspection can identify visible termite activity or conditions that may increase the risk of termite attack.
- Accessible common property. Where the inspector can reach shared areas within the inspection scope, these are assessed too.
The goal is to give you a clear picture of what you’re buying, with visible defects documented and explained so you can make an informed decision.
Cost of a building and pest inspection for an apartment
The cost depends on factors such as the property’s size, location, type of building, and the scope of the inspection, including whether building and pest are combined into one visit.
As an indicative guide, building inspections start from around $330 and a combined building and pest inspection from around $400 (inclusive of GST). These are a starting point only, and the price for a particular unit depends on its size, age, type, and location.
For a price on the exact unit you’re looking at, request a quote and the team can talk you through what’s included.
A quick checklist before you book
A few things worth confirming when arranging an inspection on an apartment or unit:
- Confirm what areas are included in the inspection
- Confirm whether accessible common property is inspected
- Check whether building and pest are included together
- Ask about any access requirements for the day
- Arrange a strata records search separately, as a records report is a different process
Do you need to be present for the inspection?
No, you don’t have to attend. However, being there for at least part of the inspection lets you see any issues firsthand and ask questions.
If you can’t attend, you’ll still receive a detailed written report, and the inspector can talk you through the findings by phone afterwards.
Buying vs rental inspections: A pre-purchase building and pest inspection checks the property before you buy. A rental inspection is carried out by the landlord or property manager during a tenancy.
Frequently Asked Questions
What do building inspectors look for in apartments?
They assess the physical condition of your lot and any accessible common property: water ingress and waterproofing, cracking and signs of movement, shared walls and ceilings, termite activity and conducive conditions, and visible defects in fixtures and finishes. Access to neighbouring units and concealed areas is limited.
What does a building and pest inspection cost?
It depends on the property’s size, location, type of building, and whether building and pest are combined into one visit. As an indicative guide, building inspections start from around $330 and a combined building and pest inspection from around $400 (inclusive of GST), but there’s no flat rate, so the best approach is to request a quote against the specific unit.
Do I need to be present for a building and pest inspection?
No. Many buyers like to be there for part of it to ask questions in context, but it’s not essential. If you can’t attend, you’ll still receive a detailed report and the inspector can walk you through it by phone.
Can a building and pest inspection identify defects in common property?
Only where the common property is reasonably accessible and within the inspection scope. Depending on the inspection scope, an inspector may assess shared areas they can safely reach, but concealed elements, and anything inside other lots, fall outside a visual inspection. The wider building is where the strata report can provide additional context through the scheme’s records.
Do I need both a strata report and a building and pest inspection?
For most apartment and unit purchases, the two work best together. A building and pest inspection assesses the physical condition of the lot and accessible common areas, while a strata report reviews the scheme’s financial and administrative records. Each covers ground the other can’t, so relying on one alone can leave a gap in your due diligence.
Booking an inspection
Buying an apartment is a big commitment, and a building and pest inspection gives you a clearer picture of its physical condition before you make a decision. Paired with a strata report, it provides information about both the property itself and the wider scheme.
If you’re unsure what you need for a particular unit, the team can help you. Book a building and pest inspection or call 1300 337 447, and you’ll have a detailed report back within 24 hours.
