The Easiest Way to Inspect a Property Before You Buy

What You Should Check Before Making an Offer

A property inspection is your chance to spot problems before you commit to buying. Turn on every tap, flush every toilet, open every cupboard, and look at the roof, walls, and flooring for signs of damage or poor maintenance. You are looking for issues that will cost money to fix or that might affect your ability to secure home loan pre-approval.

Most educators work long days and have limited time to inspect properties. That does not mean you should rush through an inspection. A twenty-minute walk-through can miss structural problems, pest damage, or illegal additions that will turn into expensive headaches once you own the property.

The Three Things Every First Home Buyer Should Test

Test water pressure by turning on multiple taps at once. If the pressure drops noticeably, the plumbing might be old or undersized. Check for leaks under sinks and around the base of toilets. Water damage is expensive to repair and can indicate broader problems with drainage or roofing.

Open and close every door and window. If they stick, the frame might have shifted due to foundation movement. Look at the gaps around door frames. Uneven gaps suggest the building has settled or the foundation has cracked.

Turn on the air conditioner, heater, and hot water system if you can access them. If the seller will not let you test appliances, ask why. A reluctant seller might be hiding a broken system.

What to Look for in Older Properties

Older properties can offer good value, but they often need work. Check the condition of the roof from the street. If you can see sagging or missing tiles, budget for repairs. Inside, look at the ceilings for water stains, especially near bathrooms and under the roofline.

Electrical wiring in older homes may not meet current standards. If you see power points that are cracked, discoloured, or loose, or if the switchboard still uses ceramic fuses instead of circuit breakers, the property may need rewiring. Lenders sometimes request electrical safety certificates before approving a first home loan, particularly for homes built before the 1980s.

Consider a scenario where an early childhood educator found a property within budget but noticed the bathroom floor felt spongy underfoot. A building inspection later revealed rotted floor joists caused by a long-term leak. The repair quote was $12,000. She used that report to negotiate a price reduction and had the work completed before settlement. Without that inspection, she would have faced an unexpected bill within weeks of moving in.

How to Spot Cosmetic Cover-Ups

Fresh paint and new carpet can hide problems. Look closely at corners where walls meet ceilings and floors. If the paint looks patchy or the corner line is uneven, the wall might have been repaired recently. Ask why.

Pull back rugs and mats to check the flooring underneath. Sellers sometimes use rugs to cover stains, damaged floorboards, or cracked tiles. Lift the edge of carpet near doorways if you can do so without causing damage. You are checking for water stains or discolouration that suggests flooding or leaks.

Check power points and light switches. If some look new and others are old, the seller might have replaced damaged fittings without fixing the underlying issue.

What a Building and Pest Inspection Will Tell You

A professional building and pest inspection costs between $400 and $600 depending on the size and age of the property. The inspector will check the roof cavity, subfloor, and wall frames for structural damage, termite activity, and water damage. They will also test electrical systems, plumbing, and drainage.

The report will list major defects, minor defects, and safety hazards. A major defect might be a cracked foundation, asbestos roofing, or active termite damage. A minor defect might be a broken tile, a loose handrail, or a dripping tap. The report gives you a clear picture of what you are buying and what it will cost to fix.

If the inspection report shows significant problems, you have three options. You can negotiate a lower price to cover the cost of repairs. You can ask the seller to fix the issues before settlement. Or you can walk away if the problems are too severe. Most contracts include a building and pest inspection clause that lets you withdraw your offer if the report shows major defects.

When to Walk Away from a Property

Some problems are not worth fixing. If the building inspection reveals structural damage, widespread termite activity, or illegal building work, think carefully before proceeding. Structural repairs can cost tens of thousands of dollars, and illegal additions may need to be removed or re-approved by the local council.

Properties with significant asbestos present another concern. If asbestos sheeting is damaged or disturbed, removal costs can run into the thousands. Some lenders will not approve a loan until asbestos is professionally removed or sealed.

Foundation cracks wider than a few millimetres, large sections of rotted timber framing, or evidence of long-term water damage are all reasons to reconsider. Renovation costs can exceed your borrowing capacity, leaving you without the funds to complete the work.

Inspecting Units and Townhouses

When you buy into a strata scheme, you are also buying into shared responsibility for common areas. Ask for a copy of the strata report before you make an offer. The report will show the financial health of the body corporate, any planned or ongoing maintenance, and whether there are disputes between owners.

Check the balance of the sinking fund. A healthy sinking fund should have enough money to cover planned maintenance such as roof repairs, repainting, or lift upgrades. If the fund balance is low and major work is coming up, you might face a special levy within months of buying.

Look at the common areas. If the building looks poorly maintained, the body corporate might not be managing funds properly. Cracked pathways, peeling paint, broken gates, and overgrown gardens all suggest deferred maintenance.

Questions to Ask the Seller or Agent

Ask how long the property has been on the market. If it has been listed for months, there might be an issue with the price, the condition, or the location. Ask if there have been any previous offers and why they did not proceed.

Ask about recent repairs or renovations. If the seller has replaced the roof, updated the plumbing, or rewired the electrics, ask to see receipts and compliance certificates. If they cannot provide them, the work might not have been done properly or might not meet current standards.

Ask about the neighbourhood. Has there been flooding in the area? Are there planned developments nearby? Is the street noisy? The seller is required to disclose known issues, but they will not always volunteer information unless you ask directly.

Using Your Inspection to Strengthen Your Position

If your building and pest inspection reveals issues, you can use that information to renegotiate. A report showing $8,000 worth of repairs gives you leverage to request a price reduction or ask the seller to complete the work before settlement.

Be specific when you negotiate. Instead of asking for a vague price drop, reference the repair quotes from licensed tradespeople. Sellers are more likely to negotiate when they can see the cost in writing.

Some early childhood educators buying for the first time worry that asking for a building inspection will offend the seller. It will not. Inspections are standard practice, and any seller who discourages you from getting one is hiding something.

What Happens After You Have Made Your Decision

Once you are satisfied with the property, your conveyancer will handle the legal side of the purchase. They will check the title, review the contract, and arrange settlement. Your mortgage broker will finalise your home loan application and ensure the funds are ready for settlement day.

If you are using the First Home Guarantee or applying for a 5% deposit home loan, your lender may require a valuation as well as a building inspection. The valuation confirms the property is worth what you are paying. If the valuation comes in lower than the purchase price, you might need to renegotiate or increase your deposit.

Call one of our team or book an appointment at a time that works for you. We will walk you through the inspection process, help you understand what the reports mean, and make sure your finance is in place before you commit to buying.

Frequently Asked Questions