Pre-Purchase Building and Pest Inspections for Home Buyers
Know what you're really buying before you commit. A QBCC licensed builder and building & pest inspector checks the property, then explains every finding in plain English.
Tell me your contract's building and pest due date.
- Reports comply with AS 4349.1-2007 & AS 4349.3-2010
- 24 Hour Reports
- QBCC Licensed & Insured
- Owner operator
One visit, one report
Building condition and timber pests inspected together, by the person who writes your report.
What is a pre-purchase building and pest inspection?
It's two inspections done in one visit and delivered as one report: a building inspection to AS 4349.1 and a timber pest inspection to AS 4349.3. You get the condition of the house and its exposure to termites and other timber pests before you're locked in.
Buying one without the other leaves a gap: building-only won't assess termites, and pest-only won't look at the structure, roof or wet areas.
Buying a house is one of the biggest financial decisions of your life. The agent works for the seller. This inspection means someone is representing your interests.
| Checks | Building only | Pest only | Building & pest |
|---|---|---|---|
| Structure, footings, cracking | |||
| Roof, gutters, flashing | |||
| Wet areas and leaks | |||
| Termite activity and damage | |||
| Conducive conditions |
Why inspect before buying: contract timing in Queensland
An inspection tells you the property's real condition, so you can budget for repairs, renegotiate or walk away. After settlement, you usually have little recourse for defects you didn't know about.
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Queensland residential contracts commonly include a building and pest condition with a due date, so book as soon as your contract is signed.
- Day of signing
Contract signed
Your building and pest due date is set. Call to book straight away.
- First 5 business days
Cooling-off
Generally 5 business days. Ending the contract this way usually means a termination penalty.
- On site
Inspection
Building and timber pest inspection in one visit.
- Next
Your report
24 Hour Reports, written to AS 4349.1-2007 and AS 4349.3-2010.
- Due date
Building and pest due date
Proceed, negotiate, or ask your solicitor about your options.
- Settlement
Keys
After settlement, defects are yours to fix.
General information only, not legal advice. Cooling-off rights vary and don't apply to every sale (auctions, for example). Confirm your dates with your solicitor or conveyancer. The QBCC's guidance for home buyers is also worth a read.
What I inspect
Think of this as your pre-purchase building inspection checklist: the accessible areas of the property, inside and out, including the items below. More detail is on my page about building and pest inspections on the Sunshine Coast.
Building AS 4349.1
- Roof exterior: tiles or sheeting, gutters, flashing
- Roof void: framing, insulation, signs of leaks
- External walls, cladding, brickwork, render
- Internal walls, ceilings and floors
- Windows and doors: operation, frames, seals
- Subfloor structure, where accessible
- Footings: visual signs of movement or cracking
- Plumbing: visual condition, drainage, water hammer
- Electrical: on/off test of appliances only
- Wet areas: leaks and moisture damage
- Garage, decks, pergolas, balconies, stairs
- Retaining walls and fencing
- Site drainage and water run-off
- Safety: trip hazards, balustrades and similar
Timber pest AS 4349.3
- Termite activity and past damage
- Borers and fungal decay in timber
- Moisture levels in walls and subfloors
- Conducive conditions, such as wood-to-soil contact or poor ventilation
- Evidence of past treatments or barriers
- Roof voids, subfloors and grounds for termite entry points
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The inspection is visual and non-invasive and covers accessible areas only, in line with AS 4349.1 and AS 4349.3.
Common defects found in South East Queensland homes
I've worked as a carpenter and builder, so I look at a defect and think about how it happened and who fixes it. These are common problems in South East Queensland's humid, storm-prone climate.
Wet-area leaks and failed waterproofing
- What it is
- Failed membrane, grout or sealant in showers, baths or vanities. It rots framing, and damp timber attracts termites.
- Usual fix
- A licensed waterproofer.
Roof, flashing and storm damage
- What it is
- Cracked or slipped tiles, rusted sheets, lifted flashings, blocked gutters or patched storm damage. Leaks rot the roof frame and insulation.
- Usual fix
- A roofer or roof plumber.
Poor site drainage and subfloor dampness
- What it is
- Ground sloping towards the house or water ponding under the floor, which makes termites and footing movement more likely.
- Usual fix
- A plumber or landscaper, plus better subfloor ventilation.
Cracking and movement
- What it is
- Hairline plaster cracks through to stepped cracks in brickwork. Most are cosmetic; some point to structural movement.
- Usual fix
- Patch and paint, or a structural engineer where movement is suspected.
Older homes: possible asbestos
- What it is
- Fibre-cement sheeting and other materials common in homes built before 1990. A health risk if disturbed.
- What to do
- Asbestos identification isn't part of a standard building and pest inspection. If the home was built before 1990, arrange a licensed asbestos assessor before renovating.
What your report findings mean
Your pre-purchase building inspection report is structured so you can quickly see what matters and what doesn't.
Major defects
Serious property defects, such as structural issues or leaks. Get advice or quotes before you go ahead.
Minor defects
Small wear-and-tear defects that are common in most houses. Budget for them as maintenance.
Safety issues
Issues that pose a safety hazard in the property. Fix promptly, ideally before you move in.
Timber pests
Evidence of timber pest attack, plus conditions conducive to it, such as moisture, wood-to-soil contact or poor ventilation. Active termites need a pest manager's advice before you commit.
- Someone representing your interests
- Owner operator, no under-qualified subcontractors
Report examples
Report example: corrugated roof sheeting and gutter with an area outlined 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 outlined in red, captioned Reports designed to be easy-to-read Report example: brick chimney on a single-storey home outlined in red, captioned Reports that focus on what matters
"His report comes with lots of photos and is well set out and easily understandable." Elizabeth Kaines, Google review
- QBCC Licensed Builder (Low Rise)Licence 15463341
- QBCC Licensed Building InspectorLicence 15463341
- Pest Technician inc Timber Pest
- Advanced Diploma in Building BiologyACES
- Carpenter (Cert 3) · Cert 4 Building & Construction
Why the Building Biologist lens matters for buyers
I'm Ryan Mair, a QBCC licensed builder and building & pest inspector, and also a qualified Building Biologist. Because of that, I pay close attention to moisture and ventilation. These affect termite risk as well as how healthy the home is to live in. If you want mould, indoor air or other health factors assessed, add one of the options below.
Building Biology Review
A visual review of design, mould and moisture, indoor air, water, chemicals, EMF and light. No lab testing.
Environmental Testing
Targeted testing. Mould is the most requested, with samples analysed by a NATA-accredited lab.
Add a note in the quote form or mention it when you call. Read more about mould testing before you buy, or more about me.
Booking availability
Call for an instant quote and booking. Tell me your contract's building and pest due date and I'll check availability against it.
Prefer email? Request a quote and you'll get an emailed quote by the end of the day.
I inspect across the Sunshine Coast, Brisbane and Gympie. Buying locally? See Maroochydore, Mooloolaba or Caloundra. Outside these areas, get in touch and we'll talk it through.
Selling, or taking handover of a new build? See all my building inspection types.
Have these ready when you call
- The property address
- Your contract's building and pest due date
- The agent's contact details, to arrange access
- Anything that's worrying you about the property
Help understanding your report
I offer support before, during and after the inspection. I take the time on site or by phone to show you exactly what's going on. That means real conversations, not just a report sent and forgotten.
If the report finds problems, your next steps are usually:
- Get quotes from the right trades, and book any specialist you need, such as a structural engineer or plumber, inside your due date.
- Ask the seller to fix the issues or adjust the price.
- Talk to your conveyancer about your options within the condition period.
"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."
Diane Neeld, Google review
"Excellent thorough service, would recommend to other buyers"
Jeanette Parnell, Google review
How it works
Call or request a quote
Call 0401 527 667 or send the form with your due date.
Confirm time and access
We confirm a time, and access is arranged through the agent.
On-site inspection
Building and timber pest together. I take the time on site or by phone to show you exactly what's going on.
Report and questions
24 Hour Reports. Questions afterwards? I'm happy to talk them through by phone.
Pre-purchase building and pest inspection FAQs
What does a pre-purchase pest inspection include?
It looks for termite activity and past damage, borers and fungal decay, moisture in walls and subfloors, conducive conditions such as wood-to-soil contact, and evidence of past treatments or barriers. Roof voids, subfloors and grounds are checked for termite entry points.
What is the Australian Standard for pre-purchase inspections?
AS 4349.1 covers pre-purchase building inspections of residential buildings, and AS 4349.3 covers timber pest inspections. Xpanded Concepts' pre-purchase building and pest reports comply with AS 4349.1-2007 and AS 4349.3-2010.
How much does a pre-purchase building and pest inspection cost in Queensland?
It depends on the size, age and type of the property, how easy it is to access, and any add-ons such as mould testing. Call 0401 527 667 for an instant quote.
Can I withdraw my offer after a building inspection in Queensland?
If your contract has a building and pest condition, it usually sets out your options if you're not satisfied with the inspection, as long as you act before the due date. Queensland residential sales also generally have a 5 business day cooling-off period, usually with a termination penalty. This is general information, not legal advice. Check with your solicitor or conveyancer.
What is the biggest red flag in a home inspection?
Active termites or significant termite damage, signs of structural movement, ongoing water leaks or moisture problems, and unsafe or non-compliant work. Any of these is worth specialist advice before you commit.
How long does the inspection take?
It depends on the property's size, age and access. Ask about your property when you call 0401 527 667 to book.
Do brick homes need a pest inspection?
Yes. Termites can get in through slab edges, weep holes and gaps in mortar, then attack the timber frame and roof behind the brick veneer. From the outside, a brick home can look untouched while the frame is being damaged.
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.
- Pre-Settlement Inspection Checklist for Queensland BuyersA Queensland pre-settlement inspection checklist from a QBCC licensed builder: room by room checks, storm items and what to do if something has changed.