What a building and pest inspection is
A building and pest inspection is a physical inspection of the property, carried out by a qualified inspector before your contract goes unconditional. It is separate from the searches your conveyancer runs: searches check the records, an inspection checks the building itself. It is usually two things bundled together — a building inspection of the structure and a pest (timber pest) inspection for termites and other damage.
What it covers
- Structure and movement — foundations, walls, significant cracking or subsidence.
- Roof and roof space — leaks, sagging, damaged timbers.
- Timber and moisture — rot, rising damp, drainage problems.
- Pest activity — live termites, past termite damage, and the conditions that attract them.
- Safety and obvious defects — and often the first signs of unapproved or non-compliant building work that a records search might only hint at.
What it generally does not cover: anything hidden behind walls, or specialist matters like asbestos testing, electrical or plumbing certification, or an engineering assessment — those need a specialist.
When to bring in a structural engineer or builder
A standard report is enough for most homes. But if the property is older, visibly altered or extended, or the report flags something structural, it is worth engaging a structural engineer (for movement or cracking) or a licensed builder to inspect and — ideally — walk the findings through with you, so you understand how serious it is and what it would cost to fix before you are committed.
The inspection is usually a contract condition
In most contracts the building and pest inspection is a condition with a deadline: you have a set period to complete the inspection and act on it — satisfy the condition, negotiate a repair or price adjustment, or give written notice to terminate. Miss the deadline and the condition is generally treated as satisfied, so you lose that exit.
- QLD: building and pest is a standard condition in the REIQ contract, with the date set in the contract.
- NSW: it is not a built-in condition — your solicitor or conveyancer must add it as a special condition, so ask before you sign.
- VIC: most contracts can include a building and pest condition where required; confirm it is in yours.
For how conditions and their deadlines work, see complying with contract conditions. For the record-based side of due diligence, see dealing with adverse property search results.
General information only — not legal advice. Conveyancing law varies by state and changes over time; confirm your situation with a licensed conveyancer or solicitor.
