Building and Pest Inspections Sunshine Coast
Combined building and timber pest inspections by a QBCC licensed builder, building & pest inspector and Building Biologist. One visit, one clear report, explained by the person who did the inspection.
Emailed quote by the end of the day.
- QBCC Licensed & Insured
- 24 Hour Reports
- Owner Operator, no subcontractors
- Pre-purchase reports comply with AS 4349.1-2007 & AS 4349.3-2010
On-site: Sunshine Coast · Brisbane · Gympie
Owner operator: the inspector who inspects is the one who writes and explains your report.
Combined building and timber pest inspection
A combined building and pest inspection covers two jobs in one visit. The building inspection (AS 4349.1) looks at the condition of the structure. The timber pest inspection (AS 4349.3) looks for termites, borers, fungal decay and the conditions that invite them. You get both in one report.
On the Sunshine Coast the timber pest half matters. Subterranean termites travel under cover into roof voids, subfloors and wall frames, often with no visible sign inside, and our humidity keeps timber damp, which is what termites and decay look for.
I'm a builder by trade, so I look at a house the way it was put together: how water gets in, where it sits, and what that does to the frame over time.
Building and pest inspections I carry out
- Pre-Purchase B&PUnderstand what you're really buying before you commit.
- Pre-Sale B&PIdentify and address issues before buyers do.
- Handover / Practical CompletionIdentify incomplete, defective or substandard workmanship before you move in.
- Building Defect InspectionIdentify the cause of building defects and failures when something doesn't seem right.
Buying a home? Read about pre-purchase building and pest inspections.
What a building and pest inspection includes
Where I can safely get to it, I look at it: roof space, subfloor, outbuildings and grounds, not just the rooms.
Building inspection
- Roof exterior (tiles, sheeting, gutters & flashing)
- Roof interior (framing, insulation, signs of leaks)
- External walls, cladding, brickwork, rendering
- Internal walls, ceilings, floors
- Windows and doors
- Subfloor (if accessible)
- Foundations and footings (visual)
- Plumbing (visual)
- Electrical (on/off test of appliances only)
- Wet areas
- Garage, decks, pergolas, balconies, stairs
- Retaining walls and fencing
- Drainage and run-off
- Safety issues
Timber pest inspection
- Termite activity and past damage
- Borers or fungal decay
- Moisture levels in walls and subfloors
- Conducive conditions (wood-to-soil contact, poor ventilation)
- Evidence of pest treatments or barriers
- Roof voids, subfloors and grounds for termite entry points
Tools I use
Moisture is behind most of what goes wrong in a Queensland house, from leaks and mould to termite activity.
What the thermal camera showsWater cools a surface as it evaporates, so a leak inside a wall or ceiling often reads cooler than the dry area around it. Suspect areas can then be checked with a moisture meter.
What a visual inspection can't see. A visual, non-invasive inspection of accessible areas only. Anything concealed behind floor coverings, linings, furniture or stored goods isn't inspected, and the report notes any blocked access.
Termite and timber pest inspection on the Sunshine Coast
A timber pest inspection looks for live termites, past damage, borers, fungal decay and the conditions that let them in. Entry points change with the style of home:
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- Highset Queenslanders on timber stumpsStumps, bearers and joists in the subfloor, stair stringers and any timber sitting on soil.
- Coastal slab-on-ground homesThe slab edge, weep holes covered by garden beds or paving, and plumbing penetrations through the slab.
- Hinterland acreageTrees, old stumps, landscaping timbers, sleeper retaining walls and firewood stacked against the house.
I inspect; I don't treat. If I find termite activity, the report says where and recommends a licensed pest controller, so the inspection stays independent of any treatment sale.
Sample building and pest inspection report: what you'll receive
Your building and pest inspection report sorts every finding into one of four categories, so you can see straight away what's serious and what's normal wear for the age of the house.
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Reports come with plenty of photos and are set out so you can quickly see what matters and what doesn't. Clear, easy-to-read reports. No 90-page technical overload.
I don't just identify issues, I help you understand them.
Major Defects
Serious property defects. Structural issues, leaks etc.
Minor Defects
Small wear and tear defects common in most houses.
Safety Issues
Issues that pose a safety hazard in the property.
Timber Pests
Evidence of timber pest attacks, conditions conducive to timber pest attack.
Report examples
Report example: corrugated roof sheeting beside a gutter with an area boxed in red, captioned "Reports that explain things in a way you can understand" Report example: timber roof framing in a roof void with a joint boxed in red, captioned "Reports designed to be easy-to-read" Report example: house exterior with the brick chimney boxed in red, captioned "Reports that focus on what matters"
Report examples from Xpanded Concepts inspections.
Common findings explained (general information)
Elevated moisture reading in a wet-area wall
- Why it matters
- Often a failed membrane or seal. Left alone it can rot framing, grow mould and draw termites.
- Typical next step
- A waterproofer or plumber to find the source, then repair and re-seal.
Lifted or unsealed roof flashing
- Why it matters
- Water gets in at the junction and can show up well away from where it entered.
- Typical next step
- A roofer or roof plumber to refix or replace the flashing.
Damp subfloor, timber on soil
- Why it matters
- Termites favour damp, still air and a direct path from soil to timber. So does fungal decay.
- Typical next step
- Clear timber and debris off the soil and improve airflow and drainage.
Termite mud leads on stumps or slab edges
- Why it matters
- Workings show termites have found a way in. Live activity needs action before more timber is damaged.
- Typical next step
- A licensed pest controller to confirm and treat. Don't disturb the workings first.
24 Hour Reports. I'm available by phone to talk you through the findings: real conversations, not just a report sent and forgotten.
Your Sunshine Coast building inspector: Ryan Mair
I'm Ryan, the founder of Xpanded Concepts. I started as a carpenter and became a QBCC licensed builder, with over 28 years in the building industry. Today I inspect houses across the Sunshine Coast.
I do every building and pest inspection myself. The person who crawls your subfloor is the person who writes your report and explains it.
I'm also a Building Biologist, so when I find mould or damp I look for the cause (a leaking membrane, poor ventilation, a blocked drain, condensation), not just the stain. I also offer mould testing.
Read more about Ryan.
Why choose Xpanded Concepts
Builder-level knowledge
Carpenter, then QBCC licensed builder. I know how houses are built and where they fail.
Advanced diagnostics
High-end thermal imaging and moisture detection.
Optional add-ons: building biology
Want to know how healthy a home is, not just how sound it is? Add a Building Biology Review (a non-invasive visual assessment) or targeted environmental testing such as mould testing, analysed by an independent NATA-accredited laboratory.
Add a note in the quote form. More on mould testing.
How it works
Get a quote
Call 0401 527 667 for an instant quote, or request one online for an emailed quote by the end of the day.
Book a time
Call or send the form and we'll arrange a time. Quick booking by phone on 0401 527 667.
The inspection
I inspect the home, roof space, subfloor and grounds where safely accessible.
Your report and support
24 Hour Reports, and I'm available by phone to talk you through the findings.
What people say
"Ryan has done two inspections for me. He arrived on time, he was thorough and professional. He was happy to answer my questions and discuss my concerns. I found him honest and trustworthy. His report comes with lots of photos and is well set out and easily understandable. I am happy to recommend Ryan."
"Ryan was a delight to work with, fitted me in quickly, gave a thorough report and when asked offered great advice on problems. Ryan went the extra mile and even took measurements for me and kindly referred some tradies."
"Very thorough inspection, detailed easy to understand report. Great service - would definitely recommend."
Building and pest inspections across the Sunshine Coast
Based in Minyama on the Sunshine Coast, I inspect homes throughout the region, including:
- Caloundra
- Minyama
- Buderim
- Maroochydore
- Mooloolaba
- Coolum Beach
- Beerwah
- Noosaville
- Bli Bli
- Noosa Heads
- Montville
- Mooloolah Valley
- Marcoola
- Forest Glen
- Mudjimba
- Pelican Waters
- Landsborough
and surrounding suburbs
Sunshine Coast
Coast, hinterland and everything between.
Brisbane
Servicing between Brisbane and Gympie.
Gympie
Gympie and surrounds.
Outside these areas? Get in touch to discuss availability. Local pages: building and pest inspections in Maroochydore, Mooloolaba, Caloundra, Noosaville, Noosa Heads, Bli Bli, Minyama, Buderim, Coolum Beach, Montville, Mooloolah Valley, Marcoola, Forest Glen, Mudjimba, Pelican Waters, Beerwah and Landsborough.
Building and pest inspection FAQs
How much does a building and pest inspection cost on the Sunshine Coast?
Price depends on the property's size, age, type and access, plus any add-ons such as mould testing. Call 0401 527 667 for an instant quote, or use the form for an emailed quote by the end of the day.
What does a building inspector look for?
The roof inside and out, walls, ceilings, floors, windows and doors, subfloor, footings, plumbing, wet areas, decks, retaining walls, drainage and safety issues. The timber pest inspection adds termites, borers, fungal decay and conducive conditions. Findings are reported as Major Defects, Minor Defects, Safety Issues and Timber Pests.
What's the difference between a building surveyor (certifier) and a building inspector?
A building certifier approves building work against approvals and the building codes. A building inspector reports on the condition of an existing property. You can check any Queensland builder or inspector licence on the QBCC register. I hold both a QBCC builder and building inspector licence.
How do I find a good building and pest inspector?
Check their QBCC licence. Ask who does the inspection and who writes the report. Ask to see report examples, and check they'll talk you through the findings once you have the report.
Do I need an inspection on a new house?
A handover or practical completion inspection helps identify incomplete, defective or substandard work before you move in, while the builder is still on the job to fix it.
Related guides
- How to Read a Building and Pest Report: Major vs MinorRead your building and pest report the way it was written: AS 4349.1 defect terms, the limitations buyers skip, and who to call before your QLD due date.
- Signs of Termites in Your House: A Queensland GuideMud tubes, hollow timber, discarded wings and bubbling paint: the signs of termites, where to look in a Sunshine Coast home, and why you should not spray them.