by Carly Susic, Melbourne buyer’s advocate
Having worked with thousands of buyers over more decades than I care to admit, I am often faced with questions about getting a building inspection.
The golden rule: always get a building inspection! They can save you from heartache and financial distress.
When you’re buying a home you can be tempted to cut corners, especially if you’ve paid for building inspections in the past and missed out on the home at auction. Buyers get tired of spending money on multiple building inspections. But when you consider the price of the home versus the price of a building inspection, it is only a small fraction, and the investment is always worthwhile.
Let’s dive into the common questions about building inspections
Should I get a building inspection?
Yes! The building inspection can give you insight into what you can’t see. A building inspection will cover site drainage, roof cavities, underfloor and foundations, structural issues, leaks or rising damp in walls, and more.
I’ve heard many stories of buyers forgoing inspections and being left with thousands of dollars of stressful repairs. One buyer had gas from the cooktop leaking into the kitchen. Luckily it was picked up prior to it becoming a real safety issue but it did leave a very expensive repair bill.
Whereas we have had clients invest in getting a building inspection and avoid purchasing a property that had numerous defects that they did not want to (nor could afford) to repair.. Properties with surprise repairs can present well to the untrained eye.
One buyer looking at a fully renovated property that had a two year old bathroom with a shower floor that sloped due to poor workmanship, causing water pooling, damage and unsafe electricity work that was not completed to code. Our buyer avoided extensive remedial works and moved on to buy a much better quality home. Relief! The actual buyer of that property did not conduct a building inspection and would be none the wiser until they moved in and started seeing problems
How much does it cost to get a building inspection?
Prices vary, but in 2024 you can expect to pay $600-$900 per inspection depending upon the type and size of the home. This can add up if you are considering multiple properties. But when compared to the final purchase price of the house, it is always a worthwhile investment.
What gets checked in a building inspection?
Getting a building inspection will usually cover:
- drainage and gutters
- stormwater drains and downpipes
- structural integrity
- mould and corrosion
- cabinets and fixings
- heating, ventilation and air conditioning
- roofs, sarking, and ceiling cavities
- floors and foundations
- ventilation and air flow
- pests, like termites
- smoke alarms
- windows and doors
- damp, mildew and water drainage in kitchens and bathrooms
This list is indicative only—your inspector will provide details of what elements will be covered in the inspection.
Can I get a builder friend to inspect instead?
Many buyers like to save on inspections by bringing an experienced friend along to the open house. However, a true inspection will be far more detailed. Remember, inspections look for what we can’t see from the outside. It’s unlikely your friend will be able to get in the roof, get under the floor and bring equipment to determine structural integrity, so it’s far better to get a professional inspection. Property inspectors are professionals who specialise in finding defects whereas your builder friend, though experienced in the industry, may not be familiar with what to look for.
How to get a building inspection?
A simple Google search will find you plenty of providers in your area. Real estate agents will often recommend preferred inspectors. But be wary of this and remember they act for the seller and are unlikely to recommend someone that is going to give an unfavourable report. In fact i have heard stories of agents trying to set up arrangements for both favourable inspections and a referral fee for their recommendation.
Look for independent reviews from customers to verify that your service is reliable and trustworthy, make sure they are registered builders that understand the building code. Family and friends may be able to recommend inspectors. Or get in touch to request our list of reliable building inspectors—we know a number of preferred inspectors that we recommend from across all suburbs of Melbourne.
When to get a building inspection?
As soon as you are seriously interested in a property, start thinking about booking the inspection, ask the agent about the timing around the campaign so you are not doing it too early.
If going to auction, most properties stage a four-week campaign. So as long as they are not taking offers early, you can book the inspection in the later part of the campaign. Plenty can happen in the first few weeks—the price may move above your budget, you may decide on another property to pursue or just decide it’s not for you. So jumping in in the first week of a four-week campaign can mean you are spending your money prematurely. Once you decide to pursue the property at auction you can then book it in. If you leave it closer to the auction you risk missing out, which will leave you unable to move forward with confidence.
Should I get a building inspection before making an offer?
This depends on a few things. If it is a private sale you can make your offer subject to a building and pest inspection, this will mean that if there are any major structural defects, you can walk away from the contract. It is important to note that this is only a major structural defect so you cannot get out of it because there are more minor defects than you thought. Because of this, you may prefer to do the building inspection prior to making the offer, then use the building inspection as a guide to help determine a figure that you are willing to offer based on what you need to spend on it.
If you are making an offer under Auction conditions or bidding at Auction then the answer is – Yes, definitely. Never make an unconditional offer (whether at auction or otherwise) without getting a building inspection first. Consider this: if you knew the property had $140,000 of repair bills required, would you factor that into your pricing? You would—so never make an offer without an inspection so you know exactly what you are buying.
Is it worth getting a building inspection for an apartment?
Yes! Apartments are just like other properties with plumbing, electrics, and structural aspects to consider. If there’s an issue that impacts the entire building, it can be difficult to resolve with body corporate. It’s best to know beforehand what you are dealing with.
Should I get a building inspection on a new home?
Some buyers feel that new homes can’t have structural or other problems due to their age. But
new homes can suffer those problems too. Many new homes in Melbourne are built cheaply —some builders do a great job, and others cut corners. Even though the paint is fresh and the tiles brand new, hidden problems in new homes can be lurking unseen. A building inspection is the only way to know for certain. I have seen more defects in a newly built home than in a 100 year old home.
Can you get a building inspection after the auction?
Yes you can, but no matter how bad the report you are stuck with the property. Auctions are unconditional—wouldn’t it be better to know beforehand so you can truly understand what you are buying? Once you have the home, it’s your problem to deal with. But if you are aware of structural or other issues beforehand, you can take that into account when budgeting or even decide there is too much work to take on. For example if you know there are issues costing $50,000 to rectify, you may reduce your ceiling price accordingly and not be left out of pocket.
If the building inspection shows problems, should I not buy the home?
Not necessarily. If the problems are too difficult to fix, you can walk away unscathed. However you may find that you are willing to make the necessary investments. Or perhaps you can negotiate the price to ensure your budget accommodates the property issues you’ll be liable for. The inspection allows you to decide the best course of action with all the pertinent information, whether you walk away or continue to the auction, you’re informed.
To summarise: is it worth getting a building inspection?
Yes! A building inspection will cover many unseen aspects of a home, including structure, site drainage, subfloor, foundations, ceilings and roofs and more. By getting a building inspection you can avoid buying a home that requires extensive repairs or renovations. Knowing what you’re buying will give you more confidence and certainty on auction day.
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