The cheapest insurance you will ever buy on a house is the one most buyers skip
A and a are the only independent checks on the physical condition of the most expensive thing you will ever purchase. For $400 to $900 on a combined report, you get a qualified inspector walking through the property looking for problems that could cost you tens of thousands to fix. Most buyers skip this step, and it is not because they are careless. It is because they do not understand what the inspection actually covers.
- 1 in 3 homes in high-risk areas are susceptible to termite attack .
- Termites cost Australians an estimated $780 million in damage annually .
- A combined building and pest inspection costs $400 to $900 .
Skipping a $500 inspection to save money on a $700,000 property is not a shortcut. It is a gamble where the downside runs into tens of thousands of dollars.
Two inspections, two Australian Standards, one visit
A and a are governed by separate Australian Standards. The building inspection follows , which covers the structural condition of the property . The pest inspection follows , which covers timber pest activity such as termites, borers, and wood decay fungi . These are two different scopes of work. A building inspector is not required to check for termites, and a pest inspector is not required to assess structural defects.
Most inspection companies offer a combined and in a single visit. This is cheaper than booking them separately, and the inspectors can cross-reference findings. A combined report typically costs $400 to $900, compared with $300 to $600 for building-only and $200 to $350 for pest-only .
What a building inspection actually checks
A is a visual assessment of the property's accessible areas. The inspector works through the property methodically, checking five main zones :
- Exterior. Wall cladding, brickwork, render, windows, doors, expansion joints, weep holes, drainage, steps, paths, driveways, retaining walls, fences, and any structures within 30 metres of the building.
- Interior. Walls, ceilings, floors, doors, windows, cornices, skirtings, built-in cupboards, and wet areas. The inspector checks for cracks, water stains, uneven floors, movement, and signs of moisture.
- Roof exterior. Roof covering, ridge capping, flashing, valleys, gutters, downpipes, fascia, eaves, chimneys, skylights, and roof penetrations. The inspector looks for cracking, corrosion, poor installation, and conditions likely to cause leaks.
- Roof void. Roof framing, rafters, trusses, battens, bracing, insulation, and ventilation. The inspector checks for structural adequacy, evidence of leaks from the underside, previous repairs, and signs of pests.
- Subfloor. Stumps or piers, bearers, joists, bracing, ventilation, drainage, and moisture levels. The inspector checks for timber rot, rusted supports, inadequate ventilation, standing water, and pest activity.
What a pest inspection actually checks
A targets four categories of timber pest :
- {Subterranean termites}. The most destructive timber pest in Australia. They build mud tubes from the ground into the structure and eat timber from the inside out. By the time you see visible damage, the structural integrity may already be compromised.
- Dampwood termites. Less common than subterranean termites but found in timber with high moisture content, particularly in coastal and tropical regions.
- Borers of seasoned timber. Insects that lay eggs in cured timber. The larvae bore through the wood, leaving small exit holes on the surface. Some species can weaken timber framing over time.
- Wood decay fungi. Fungal growth that breaks down timber in the presence of persistent moisture. Often found in subfloor areas, wet areas, and around leaking plumbing.
The pest inspector uses a combination of visual assessment and non-invasive tools, typically a moisture meter, a sounding device (termite tapper), and a thermal imaging camera to detect concealed termite activity . Since 2017, has recommended the use of thermal imaging or other specialist detection tools during termite inspections where further investigation is warranted .
What inspections do NOT cover
This is the part most buyers miss. Both and clearly state that the inspection is limited to what the inspector can see and safely access at the time of the visit . The inspector cannot:
- Cut into walls, lift carpets, or move furniture
- Inspect areas concealed behind stored items, built-in furniture, or fixed linings
- Inspect areas under concrete slabs
- Assess concealed plumbing or electrical wiring inside walls
- Test appliances, air conditioning, smoke alarms, or pool equipment
- Report on compliance with the Building Code of Australia at the time of construction
- Assess asbestos, lead paint, or soil contamination (these require separate specialist reports)
If the subfloor has less than 400mm clearance, the inspector is not required to enter it . If the roof void hatch is sealed or obstructed, that area will be reported as inaccessible. Any area the inspector cannot reach will be noted as a limitation in the report.
Who does the inspecting, and when to book
Inspector qualifications vary by state. In Queensland, a pre-purchase building inspector must hold a Completed Residential Building Inspection licence issued by the QBCC . In other states, there is no specific licensing regime for building inspectors, but industry bodies and consumer agencies recommend engaging a licensed builder, registered building surveyor, or qualified architect . For pest inspections, inspectors need to hold a pest management licence in their state and carry .
The timing of your inspection depends on how you are buying. For a private treaty offer, include a building and pest inspection clause as a condition, typically giving you 7 to 14 days to arrange and review the inspection before the contract becomes unconditional. During a cooling-off period, you have 2 to 5 business days depending on the state, so book the inspector before you sign. Before auction there is no cooling-off period, so get your inspection done before auction day — it costs money with no guarantee you win, but it is the only way to bid at auction with your eyes open.