Including Inclusions, Exclusions and Limitations in Accordance with Australian Standard (AS 4349.1)
A building inspection report is an essential tool for anyone buying, selling, or maintaining a residential property in Australia. It can reveal hidden issues such as water damage, termite infestation, or structural defects that may affect safety, value, or compliance with building standards.
This guide explains how to understand a Standard Property Inspection Report under AS 4349.1, including what is covered, what is excluded, and key limitations. You will also learn how to read your report, interpret inspection outcomes, and use the findings for informed decision-making, ongoing maintenance, or specialist inspections.For an overview of the inspection process, visit our Building Inspections page.
Key Takeaways
- A standard Property Inspection Report follows AS 4349.1 and focuses on structural damage, conditions conducive to structural damage and significant defects.
- The inspection covers only readily accessible areas and is primarily a visual assessment.
- Many items are excluded from the standard scope, including plumbing, electrical systems, household appliances, smoke alarms, pest control, and termite inspection.
- The report is not a warranty or guarantee and cannot identify hidden defects or future issues.
- Recommendations included in the report should be actioned promptly, and specialist inspections may be required for matters such as water damage, pest infestation or asbestos.
- Buyers can use the report to negotiate repairs or price adjustments, and homeowners can use it to plan ongoing maintenance based on inspection outcomes.
What a Standard Property Inspection Report Covers
A Standard Property Inspection Report focuses on the detection or non-detection of specific issues outlined under AS 4349.1.
Structural Damage
Structural Damage refers to significant impairment of the building’s Primary Elements, which include foundations, load-bearing walls, beams, columns, and the roof and floor framing. Identifying major issues early, including those affecting compliance with building standards or building regulations, is one of the main reasons home buyers book a pre-purchase inspection with Inspect My Home.
Conditions Conducive to Structural Damage
These are factors or deficiencies that may increase the risk of future structural problems if not addressed. They can include ongoing moisture issues, poor drainage around the property, timber in direct contact with soil, uneven foundation settling, or excessive vegetation near the building. Environmental conditions may also lead to hidden water damage or increase the risk of termite infestation.
For more details, see Minor and Major Structural Defects at Your Property.
Significant Defects
Significant Defects relate to Secondary Elements such as non-loadbearing walls, ceilings, windows and doors, and to Finishing Elements such as fixtures and fittings. These defects often require substantial repairs or urgent attention.
Scope of Inspection
Inspections cover Readily Accessible Areas, including roof spaces with a minimum access of six hundred millimetres by six hundred millimetres, and subfloor areas with an opening of at least four hundred millimetres by six hundred millimetres. Inspectors perform a visual assessment and may conduct functional testing of doors, windows, taps, shower recesses, and tiled surfaces.
Items outside this standard scope may require a Special Purpose Inspection Report from a qualified specialist. You can explore these services at Specialist Inspection Services.
What is Excluded from a Standard Inspection
A Standard Property Inspection Report does not include the following:
- Minor cosmetic faults that do not require urgent attention
- Repair cost estimates or rectification instructions
- Assessment of structural design adequacy
- Termite or timber pest detection. A separate pest inspection is required.
- Fireplaces, heaters, chimneys or flues
- Inspection of plumbing, gas, electrical, air conditioning or mechanical systems
- Smoke alarms and fire safety systems; inspectors do not test functionality or compliance with legislation
- Swimming pools, spas and associated equipment
- Household appliances, including ovens, dishwashers and ducted vacuum systems
- Assessment of environmental hazards such as asbestos, lead, or toxic mould. For specialised asbestos inspections, see Asbestos Inspection
- Checks on building standards, compliance with building regulations, zoning restrictions or land stability
These exclusions mean additional specialist reports may be necessary to obtain a full assessment of the property.
Also Read: What Does A Building Inspection Cover
Limitations of the Report
While a standard Building Inspection Report provides important information about a property, there are several limitations:
- The report indicates future building problems, including water damage or termite infestation
- Obstructions such as furniture, stored items, vegetation, insulation, or decking may prevent the detection of defects
- Weather conditions or limited recent use of wet areas can affect the detection of moisture
- Asbestos identification is not included unless specifically requested
- The report is prepared exclusively for the named client and is not intended for third-party reliance
- Recommendations should be followed promptly to prevent further deterioration or complications
Understanding these limitations ensures property buyers and owners can make informed decisions and seek additional inspections when required.
How to Read Your Report
Summary Section
Provides a quick overview of Structural Damage, Conditions Conducive to Structural Damage, and Significant Defects. These findings form the basis of negotiations for buyers using an Inspect My Home building report.
Detailed Findings
Examines Primary Elements such as foundations, structural walls, and support beams, along with Secondary and Finishing Elements. This gives a clear snapshot of the building’s condition at the time of inspection.
Recommendations
May include immediate actions, referrals to other specialists, or preventative maintenance suggestions. Repair methods or cost estimates are not included.
Glossary and Terminology
Explains common inspection terms such as minor defect, major defect, and urgent repair to help clients understand the inspection outcomes.
Also Read: What to Do After Receiving a Building & Pest Inspection Report
Using Your Report for Decision Making
Buying a Property
A building inspection report is essential when purchasing a home. It helps buyers identify potential risks, including water damage or termite infestation, and determine whether the property meets building standards. Buyers can request repairs, negotiate a fair purchase price, or decide whether to proceed.
Many clients choose a combined building and pest report, covering both structural and timber pest risks in one inspection.
Ongoing Maintenance
Homeowners can use the report to plan preventative maintenance and address defects before they escalate. Understanding Primary, Secondary, and Finishing Elements helps protect the property and maintain compliance with building regulations.
Specialist Inspections
Some issues may fall outside the scope of a Standard Property Inspection Report, such as complex structural concerns, asbestos, or mechanical system faults. Engaging a qualified specialist ensures all potential risks are assessed.
Tip: If you are unsure about any finding, discuss it directly with your Building Inspector. They can clarify defects, recommend further inspections, and advise on next steps to protect your investment.
Conclusion
A Standard Property Inspection Report or Building Report is a vital tool for anyone purchasing, selling, or maintaining a home. Understanding inclusions, exclusions, and limitations ensures informed decisions, effective risk management, and compliance with building standards.
Acting on recommendations promptly and arranging specialist inspections for items outside the standard scope will help ensure the property remains safe, structurally sound, and well-maintained.
If you’re still not sure what the inspection will cover or would like more information, contact the team at Inspect My Home for advice by calling 1300 337 447 or by submitting an enquiry online.
FAQs: Building Inspection Reports Across Australia
Does this report include a termite inspection?
No. Termite detection requires a separate Timber Pest Inspection Report.
Are cosmetic cracks included in the report?
Only cosmetic cracks classified as Structural Damage or Significant Defects are included. Other cosmetic cracks are excluded.
Will the report tell me the cost to fix defects?
No. The report identifies issues but does not provide repair cost estimates.
Is this report a guarantee that my home will not have future issues?
No. A Standard Report is not a warranty. Regular inspections and timely maintenance are recommended.
What happens if areas are inaccessible during the inspection?
Areas obstructed by stored items, vegetation, or construction features may conceal defects. A special-purpose inspection may be needed. Who should I contact if I am unsure about a finding?
Contact your Building Inspector or a qualified specialist relevant to the issue.
