The short version
- A pre-purchase building inspection is a visual check of the safe, accessible parts of a home: inside, roof space, outside, subfloor and roof, plus structures within 30 metres.
- It reports major defects and safety hazards individually, and comments on minor defects as a group. It doesn't test wiring, plumbing, gas or appliances.
- Anything the inspector couldn't reach, like a blocked subfloor or locked room, should be listed in the report. Treat those gaps as unknowns, not as all clear.
Most people book a building inspection without ever being told what it covers. Then the report arrives, half of it seems to be limitations, and they're left wondering what they actually paid for. Knowing what's in and out of scope before you book makes the report much easier to read when it lands.
What areas of the house does a building inspection cover?
A building inspection covers five main areas of the house, as long as they can be reached safely: the interior, the roof void (the space under the roof), the exterior, the subfloor and the roof exterior. In Victoria, pre-purchase inspections are done to Australian Standard AS 4349.1, which sets out the building elements to look at.
It also takes in structures within 30 metres of the house and inside the boundary. That means things like garages, sheds, decks, pergolas, retaining walls, fences, paths and driveways, and how the site drains when it rains. Drainage matters more than people expect, because water pooling against a house is a common cause of cracking and damp.
What is the inspector actually looking for?
The inspector is looking for major defects, safety hazards and the general condition of the building, compared with a house of the same age that's been reasonably maintained. So a 1920s weatherboard in Reservoir is judged against houses of its era, and a brand-new townhouse against today's work.
Under the standard, each major defect is reported on its own, with its location and why it counts as major. Minor defects, the kind of thing that's part of normal maintenance, are commented on as a group. In practice, that means the report focuses your attention on the handful of things that could change your decision or your offer.
For me, the useful part is explaining what a defect probably means. A crack above a doorway can be minor movement that's been there for decades, or a sign that stumps or footings need attention. Having built houses myself, I try to tell you the likely cause and how urgent it is, as well as where it is.
What does a building inspection not cover?
A standard building inspection doesn't cover anything that needs testing, specialist licences or pulling the house apart. It's non-invasive, so the inspector won't cut into walls, lift carpet or tiles, or move furniture and stored belongings. Common exclusions include:
- Inside wall cavities, between floors, and anything hidden behind stored goods or furniture
- Electrical wiring, plumbing pressure, drains, gas and hot water systems (these need licensed trades)
- Asbestos testing. Consumer Affairs Victoria suggests considering an asbestos assessment if the home was built before 1990
- Mould testing
- Whether renovations had the right permits. Check the Section 32 and ask the council
- Termite activity, unless you've booked a combined building and pest inspection
The report also isn't a certificate of compliance or a guarantee. It describes what was visible on the day. Some problems, like a leak that only shows in heavy rain, may not be apparent in dry weather. You can read the full scope in our terms and conditions.
What happens if the inspector can't get into the roof or subfloor?
If the inspector can't safely get into the roof space or subfloor, that area isn't inspected, and the report should say so clearly. Common reasons are a ceiling hatch that's too small or blocked, a subfloor with too little clearance, a locked room, or storage stacked against walls.
Don't read a gap as a pass. If the subfloor of an older house couldn't be checked, you don't know the condition of the stumps. You can ask the agent for better access and book a follow-up look, or factor the unknown into what you're willing to pay.
Do I need a pest inspection as well as a building inspection?
For most Melbourne houses, yes, get both. A building inspection won't look for live termite activity. A timber pest inspection is a separate check, to AS 4349.3, for termites, borers and timber decay. If the building inspector notices visible termite damage, it'll be reported, but that isn't the same as looking for activity.
Doing both at once is usually the simplest option. At DSP, the pre-purchase building and pest inspection is the one I recommend most. If you're buying at auction, it's worth knowing the timing too. I've covered that in whether to get a building inspection before auction.
Common questions
Does a building inspection check electrical wiring?
No. A standard visual inspection doesn't test wiring, switchboards or circuits. If the house is old or the inspector sees warning signs, get a licensed electrician to check it.
Does a building inspection check for asbestos?
No, it doesn't test for asbestos. If the inspector happens to notice material that may contain it, that may be noted. Consumer Affairs Victoria suggests an asbestos assessment for homes built before 1990.
How long does a pre-purchase building inspection take?
At DSP, the inspection takes one to three hours on site depending on the size and age of the property, and the report is usually emailed the same day.
Sources
- DSP Building Inspections - Terms and conditions (scope and limitations to AS 4349.1-2007)
- Consumer Affairs Victoria - Inspect properties before you buy
- RACV - What's covered and not covered in a building inspection
General information only, based on a visual inspection perspective. It is not legal or financial advice, and every property is different. An inspection report is not a guarantee that a property is free of defects.
About Dale
Dale Phelan owns DSP Building Inspections and does every inspection himself. He started out as a carpenter, became a registered builder (Domestic Builder Unlimited, DB-U 61057), and has project-managed, built and developed more than 35 homes around Melbourne. He is still actively building, so his reports explain the likely cause of each defect and how urgent it is. More about Dale