Why Building Inspection Scope Matters
A building inspection is a visual assessment of a property’s condition, structure, and major systems carried out by a licensed building inspector. Often part of a pre-purchase building and pest inspection, it helps identify existing defects, potential future issues, and provides buyers with a clear understanding before buying a property.
Understanding exactly what a building inspection includes and what it does not is essential. Inspections follow Australian Standard AS 4349.1, ensuring that the assessment is non-invasive, practical, and identifies major structural and safety issues.
Professional building inspections protect buyers from unforeseen costs, structural failures, and safety hazards. Many buyers assume inspectors check everything, including hidden plumbing, electrical systems, or appliances, which is not the case. Knowing the scope prevents misunderstandings, allows for informed decisions, and reduces the risk of costly surprises after settlement.
Key Takeaways from a Building Inspection
- A building inspection is a visual inspection that helps property buyers identify building defects, structural problems, and potential issues before buying a property.
- Covers all readily accessible areas, major structural components, and visible safety hazards.
- Excludes hidden systems, appliances, and areas requiring specialist assessment.
- Understanding the scope ensures informed decisions and strengthens negotiating power.
- Helps reduce the risk of costly repairs and unexpected issues after settlement.
- Highlights the need for additional or special-purpose inspections such as pest, plumbing, or electrical reports.
- Partnering with qualified building and pest inspectors provides a complete picture of the property’s condition, safeguarding investment and long-term maintenance.
What a Building Inspection Does Cover
Readily Accessible Areas
A standard building inspection examines all readily accessible areas, which are spaces that can be safely entered and visually assessed without dismantling walls, ceilings, floors, or moving heavy furniture. Examples include cupboards, underneath stairs, roof voids with safe access, laundry areas, garages, and storage spaces that are not blocked by furniture or large items.
Inspectors cannot move stored items or furniture. This ensures inspections are safe, practical, and compliant with building codes. Areas that are unsafe to access due to height, poor structural support, or dampness are excluded.
Structural Components
Inspectors assess the property’s key structural elements, including:
Walls
Interior and exterior walls are examined for cracks, bulging, moisture staining, mould, patch repairs, and signs of structural movement. External cladding, brickwork, and internal surfaces are inspected for poor workmanship or water damage. Minor defects such as small cracks, are noted but may not require immediate repair, while major defects, like foundation movement, are highlighted.
Floors
Internal floor surfaces are checked for unevenness, sagging, cupping, loose boards, cracked tiles, and other defects. Visible signs of settlement, warping, or moisture damage are documented.
Ceilings
Inspectors look for sagging, staining, water damage, or indications of roof leaks.
Roof Space
The roof void is inspected for structural integrity, roof framing, rafters, trusses, battens, evidence of leaks, poor ventilation, damaged insulation, previous repairs, and pests such as birds or rodents. Sagging ceilings or exposed wiring are noted as potential hazards.
Subfloor
Raised foundations are checked for structural soundness, ventilation, drainage, dampness, fungal decay, rot, sagging floors, and termite activity. Accessible stumps, bearers, and joists are assessed.
Roof Exterior
Roof coverings, ridge capping, flashing, gutters, valleys, downpipes, chimneys, skylights, and roof penetrations are visually inspected for cracks, corrosion, poor installation, blockages, and conditions that may lead to leaks.
Other Inspected Areas
- Garages, Carports, and Sheds: Examined for structural integrity, water entry, corrosion, termite damage, drainage issues, settlement, and roof defects. Doors are visually assessed but not mechanically tested.
- Driveways and Paths: Checked for cracking, sinking, improper slope, trip hazards, and soil movement that could affect the property.
- Fencing: Stability, rust, loose posts, and safety conditions are assessed.
- Retaining Walls: Inspected for leaning, cracking, drainage problems, timber rot, or erosion. Full engineering adequacy is not assessed.
Toilet and Laundry Areas: Checked for moisture problems, leaks, damaged flooring, poor ventilation, drainage issues, water ingress, and structural defects.
What Inspectors Look For
Inspectors focus on detecting:
- Major structural defects, such as foundation cracks or sagging beams
- Minor defects, noted but not detailed, like small hairline cracks
- Moisture ingress indicators, including water stains, mould, and damp smells
- Safety hazards, including trip hazards, exposed wiring, and loose handrails
- Water damage indicators around windows, ceilings, and plumbing areas
- Settlement cracks that may indicate shifting foundations or soil movement
- Conditions conducive to future problems, such as poor drainage, leaking gutters, or improperly installed flashings
What Building Inspectors Do Not Cover
Hidden or Inaccessible Areas
Areas that are obstructed or not reasonably accessible are excluded, including:
- Electrical wiring inside walls
- Plumbing inside walls
- Slab integrity under floors
- Pest nests behind wall cavities
- Underground drainage pipes
These areas require specialist equipment or invasive methods. Buyers should consider special-purpose inspections to assess these hidden components.
Home Appliances
Functional testing of built-in appliances such as ovens, dishwashers, air conditioners, InSinkErators, and rangehoods is not included. Inspectors only note visible condition, installation quality, and age. Buyers should inspect appliances themselves or request manuals/warranties.
Systems and Accessories
The following are not inspected:
- Alarm systems, CCTV, intercoms, and smoke detectors
- Irrigation and solar systems
- Air conditioners and hot water systems, unless accessible components
These systems may pose safety risks or require compliance checks, so buyers should consider specialist assessments.
Room Size, Layout, and Measurements
Inspectors do not measure rooms for furniture placement or verify if existing furniture will fit. Dimensions are taken from property listings. Buyers should personally check for layout compatibility or future renovations.
Pools, Fireplaces, Chimneys, and Saunas
These areas require specialist inspections. Pools specifically require a pool safety inspection. Fireplaces, chimneys, and saunas may require expert testing for compliance and safety.
Compliance, Health Risks, and Safety Analysis
Standard inspections do not include:
- Asbestos identification
- Mould testing
- Lead paint assessment
- Land contamination checks
- Regulatory compliance
- Flood or bushfire risk evaluation
Buyers should undertake separate specialist assessments if these issues are a concern.
Cost Estimates or Design Advice
Inspectors cannot provide quotes for repairs, renovation advice, or design recommendations. Buyers should consult contractors, engineers, or architects for costs and feasibility.
Pest Identification
Termites and other timber pests are not included. For comprehensive coverage, book a combined building and pest inspection.
Special-Purpose Inspections: When You Might Need One
Special-purpose inspections are required for areas outside the standard scope:
- Plumbing report for hidden leaks or water pressure issues
- Electrical report for wiring and safety compliance
- Structural engineer assessment for load-bearing defects or foundation issues
- Mould specialist for suspected hidden mould
- Asbestos assessor for suspected asbestos-containing materials
- CCTV drain inspection for blocked or damaged pipes
- Pool inspection for safety and compliance checks
Why Understanding Inclusions Helps Buyers Negotiate
Knowing exactly what a building inspection covers and what it excludes gives property buyers a clear advantage when making decisions and negotiating. Key benefits include:
- Make Informed Decisions: Buyers gain a thorough understanding of immediate and potential property issues, including structural defects, moisture concerns, and safety hazards.
- Increase Negotiating Power: A detailed inspection report provides leverage to request repairs, price adjustments, or concessions from the seller.
- Avoid Unexpected Costs: Being aware of areas not covered, such as hidden plumbing or electrical systems, allows buyers to plan for additional inspections or budget for future repairs.
- Get the Complete Picture with a Pest Inspection: Combining a building inspection with a pest inspection ensures all risks, including termite activity, are identified, giving buyers a more complete view of the property’s condition.
- Reduce Legal and Safety Risks: Buyers can address hazards or compliance issues proactively, reducing the likelihood of future legal or safety complications.
- Plan for Long-Term Maintenance: Inspection reports highlight areas that may require ongoing attention, such as poor drainage, subfloor conditions, or other factors that could lead to costly repairs over time.
Contact Inspect My Home
Inspect My Home offers inspections across Queensland, New South Wales, and Perth. With over 30 years of experience, same-day reports are available where possible. Book online or call 1300 337 447 to speak with our expert team.
Frequently Asked Questions
What exactly does a pre-purchase building inspection include?
A pre-purchase building inspection covers all readily accessible areas of a property, including interior and exterior walls, ceilings, floors, roof void, roof exterior, subfloor, garages, sheds, driveways, paths, fencing, toilets, and laundry areas. Inspectors check for structural defects, moisture ingress, water damage, safety hazards, and conditions that could lead to future problems.
It does not include hidden plumbing, electrical systems, appliances, regulatory compliance, or pest detection. For a full evaluation, consider a combined building and pest inspection.
What does “readily accessible areas” mean?
“Readily accessible areas” are spaces that inspectors can safely enter and view without dismantling walls, floors, ceilings, or moving heavy furniture. Examples include cupboards, roof voids with safe access, under stairs, garages, sheds, and laundry areas.
Areas blocked by stored items, unsafe roof cavities, or locked subfloors are not accessible and will not be inspected. Buyers may need a special-purpose inspection for these areas.
Do building inspectors check electrical and plumbing systems?
Inspectors can only visually note obvious issues, such as exposed wiring, leaking taps, or corroded pipes. They do not perform functional tests on electrical circuits, gas systems, or plumbing. For full assurance, hire licensed electricians or plumbers for a specialist inspection.
Do building inspectors check for termites?
No. Termite and timber pest assessments are not included in standard building inspections. To identify termite activity, wood rot, or conditions conducive to pest infestations, you need a combined building and pest inspection.
Can inspectors move furniture or stored items?
No. Inspectors only examine areas that are visible and safe to access. Hidden defects behind furniture, under stored items, or inside cabinetry will not be detected. If you suspect issues in these areas, consider a special-purpose inspection.
Are cosmetic issues included in the report?
Minor cosmetic issues, such as small paint chips, slight scratches, or minor wear and tear, may be noted but are not detailed unless they indicate underlying structural problems. The report focuses on defects that affect safety, structural integrity, or long-term maintenance costs.
Will the inspector check if the appliances work?
No. Inspectors do not test ovens, dishwashers, air conditioners, rangehoods, InSinkErators, or other appliances. They may note visible damage or improper installation, but functional testing is the buyer’s responsibility. Always check included appliances during the inspection or request manuals and warranties.
Does the inspection report include repair cost estimates?
No. Inspectors identify defects and potential risks but do not provide quotes, cost estimates, or renovation advice. For pricing guidance, consult licensed contractors or a structural engineer, depending on the issue.
What should I do if I need areas checked that aren’t included?
For areas outside standard inspection scope, such as hidden plumbing, electrical systems, pools, mould, asbestos, or structural concerns, you can request special-purpose inspections. Examples include:
- Plumbing inspections
- Electrical safety reports
- Structural engineer assessments
- Mould specialist reports
- Asbestos testing
- CCTV drain inspections
- Pool inspections
How do I get a pest inspection at the same time?
You can book a combined building and pest inspection to cover both structural and pest-related risks. This ensures you identify termite activity, wood rot, or other timber pests alongside building defects, providing a complete picture of the property’s condition.
