A building inspection (often part of a pre-purchase building and pest inspection) is a visual assessment of a property’s condition, structure and major systems, carried out by a licensed building inspector. It helps you identify existing defects, potential future issues, and gives you a clearer understanding of the property before you buy.
While a building inspection covers all readily accessible areas, it also has important limitations. Inspectors cannot see inside walls, test appliances, or check systems outside their expertise.
If you’re wondering “what does a building inspection cover?”, this guide outlines exactly what inspectors look at — and what is not included — so you know what to expect from your inspection report.
Key Takeways
- A building inspection is a visual assessment of all accessible areas of a property.
- Inspectors check for structural defects, moisture issues, safety hazards and poor workmanship.
- They do not test electrical systems, plumbing, gas, appliances, fireplaces, pools or hidden building elements.
- Anything behind walls, ceilings or floors is not inspected.
- For concerns outside the scope, you may need a special-purpose inspection or specialist consultant.
- A building inspection helps you make informed decisions and negotiate based on factual defects.
- For full coverage, pair a building inspection with a pest inspection.
What does a building inspection cover? (Short definition)
A standard Australian pre-purchase building inspection covers all accessible parts of a property, including the interior, exterior, roof void, roof exterior, subfloor (if present), garage, shed and surrounding structures.
Inspectors check for:
- Structural defects (major + minor)
- Moisture issues
- Safety hazards
- Poor workmanship
- Conditions conducive to future problems
It’s a visual inspection, meaning the inspector does not move furniture, dismantle building elements, or test systems that require specialist qualifications.
What do building inspectors check during a building inspection?
A standard building inspection includes the detection of minor to significant structural damage to the property’s readily accessible areas.
Such areas include:
Interior and exterior walls
Inspectors look for cracks, bulging, moisture staining, mould growth, patch repairs, or signs of structural movement. They also assess whether external wall cladding is correctly installed, whether brickwork is cracking or fretting, and whether internal wall surfaces show signs of leaks or past water damage. Any deterioration that could indicate structural issues, poor workmanship or safety concerns will be noted.
Roof space
The roof void (roof cavity) is checked for visible structural integrity, including the condition of roof framing, rafters, trusses and battens. Inspectors look for signs of roof leaks, water staining, damaged insulation, poor ventilation, previous repairs, or evidence of pests (such as rodents or birds). They will also check for sagging ceilings from within the void and any hazards such as exposed wiring.
Roof exterior
This includes assessing the roof covering (tiles, metal sheeting, shingles, etc.), ridge capping, flashing, gutters, valleys and downpipes. Inspectors check for cracked tiles, corrosion, unsecured roofing materials, poor flashing installation, blockages in gutters or downpipes, and any conditions that could lead to future leaks or water ingress. Chimneys, skylights and roof penetrations are also visually inspected for proper sealing.
Floor & subfloor space
If the property has a raised foundation, the subfloor area is inspected for structural soundness, ventilation, drainage, dampness, fungal decay, rot, excessive moisture, sagging floors, and evidence of termite activity or conducive conditions. Subfloor stumps, bearers and joists are checked where accessible. Internal floor surfaces inside the home are assessed for unevenness, cupping, loose floorboards, cracking tiles, or other defects.
Toilet
The toilet area is inspected for visible leaks around the base, water stains, damaged flooring, poor sealing, ventilation issues and signs of moisture entry. The inspector checks the condition of walls, tiling, fixtures, and whether there are signs of previous water damage or plumbing problems — such as damp smells or swollen skirting boards.
Laundry
The laundry is checked for moisture problems, floor waste issues, damaged or poorly installed tiles, inadequate ventilation, leaks around taps or troughs, improper drainage, and any evidence of water ingress into adjoining rooms. Inspectors also look for structural defects such as cracking walls, loose fixtures, or rotten timber caused by ongoing moisture.
Garage, carport & shed
These structures are examined for framing issues, roof defects, water entry, corrosion, termite damage, poor drainage, settlement, cracking, or inadequate support posts. Inspectors check that walls, floors and ceilings are structurally sound and that roof coverings and flashings are installed correctly. Tilt doors, roller doors and access points are visually assessed for general condition (but not mechanically tested).
Driveways
Driveways are inspected for cracking, sinking, poor drainage, trip hazards, erosion around edges, and signs of soil movement that may affect the home. Improper slopes or grading that could cause water to pool against the house or garage are also noted, as these can indicate future moisture risks.
Stairs/steps, fencing and paths
These areas are checked for stability, cracking, uneven surfaces, rusted metal components, loose handrails or balustrades, and general compliance with basic safety expectations. Inspectors look for tripping hazards, signs of movement, and conditions that might lead to further deterioration if left unrepaired. External paths are also reviewed for adequate drainage away from the home.
Non-structural retaining walls
Inspectors examine retaining walls that are not load-bearing for signs of leaning, movement, cracking, poor drainage, timber rot, erosion, or inadequate support. Although inspectors do not assess full engineering adequacy, they will note visible defects or conditions that may require further investigation by a structural engineer.
If you are concerned with things that are not covered in your inspection, you can always ask for a special-purpose inspection.
For any areas that do not fall under your inspector’s scope of work, you should seek out another consultant with a related area of expertise.
Why does a building inspection have limitations?
Building inspections are designed as non-invasive, visual assessments. Inspectors must follow Australian Standards, meaning they cannot:
- Remove wall linings, tiles or fixed cabinetry
- Move heavy furniture or stored items
- Test specialist systems (gas, electrical, plumbing)
- Access areas that are unsafe or not reasonably accessible
This ensures inspections are safe, practical, and cost-effective while still identifying the major structural and safety issues that matter most to buyers.
What Doesn’t A Building Inspection Cover
A building inspection is not a full technical assessment of every component in a home. It does not include testing electrical, plumbing or gas systems, checking appliances, reviewing land risks, or inspecting anything concealed behind walls, floors or ceilings. For these concerns, a special-purpose inspection or specialist consultant (electrician, plumber, engineer, etc.) is required.
Things not covered in your building inspection:
1. Anything hidden by the walls and ceiling
Inspectors cannot assess things in a property that are not readily accessible or are obstructed during the inspection. It includes everything that is inside the walls and ceiling or covered by large furniture such as electrical wirings, plumbing and framings of the building, drainage, and gas fittings.
2. Home appliances
Some properties are sold with built-in appliances like an oven, air conditioner, dishwasher, InSinkErator, ducted vacuum and rangehood. Remember that the inspection will not check whether or not these appliances are working. Make sure to inspect them yourself, especially if the appliances are included in the property’s selling price.
3. Other home accessories
Alarm systems, CCTV cameras, fire and smoke detectors, intercom systems, television reception, and lawn watering systems are likewise not covered in your inspection. Like home appliances, you should check them personally so you can negotiate a lower price if these things are not working.
4. The size and layout of the rooms
Pre-purchase inspections also do not include checking if your existing furniture will fit in the rooms. The size and layout of the rooms are already given in the property sale posting. So even before hiring property inspectors, you should have already decided whether or not to let go of your old furniture.
5. Operation of fireplaces, swimming pools and related equipment.
Chimneys, pool filters and saunas are among the other things that are not covered in your inspection. These are not common property areas and inspection of such places will only be done if you request for a special-purpose inspection.
6. Review of health risks and overall building safety issues
The pre-purchase building inspection does not include a review of the property’s compliance with any building codes or regulations. It will not detect the presence of toxins or any hazardous materials in the building or its surroundings. It also does not include the inspection of the land where the property sits to determine whether or not it is prone to landslide, erosion or flooding. It is advisable that you do your own research about these things before even entering the negotiation for the property.
7. Other exclusions
Following your inspection, you will receive a detailed report outlining the findings. It’s important to note that your report will not include the following information:
- Minor faults or defects, i.e. things that don’t need substantial repairs or urgent attention and rectification, in view of the age and condition of the building.
- Solving or providing costs for any repair work
- Comment on the structural design or adequacy of any element of construction
- Detection of wood-destroying insects such as termites or wood borers (this is why we recommend combining your building inspection with a pest and termite inspection to examine the property for termite damage or evidence of termite activity).
For any areas that do not fall under your inspector’s scope of work, you should seek out another consultant with a related area of expertise.
Contact the Inspectors at Inspect My Home
If you’re not sure what the inspection will cover or would like more information, contact the helpful team at Inspect My Home for advice by calling 1300 337 447 or by submitting an enquiry online.
Frequently Asked Questions
Does a building inspection include a pest inspection?
No. A standard building inspection does not detect termites or timber pests. For full coverage, book a combined building and pest inspection.
Do inspectors test appliances during a building inspection?
No. Inspectors do not test ovens, air conditioners, dishwashers, pools, fireplaces or other appliances. These require specialist checks or a special-purpose inspection.
Can a building inspector check for electrical or plumbing problems?
Inspectors can note visible issues (e.g., leaks, exposed wiring) but cannot test systems. Electrical, gas and plumbing issues require licensed specialists.
Can a building inspection find all defects?
No inspection can identify every issue because inspectors cannot see inside walls or inspect inaccessible areas. However, a good inspector will identify major and minor defects that affect safety, structure or future maintenance costs.
