A building and pest inspection report is the single most important document you'll read before signing a contract — yet most buyers have never seen one until it lands in their inbox. Here's exactly what should be inside it, what it can't tell you, and how to interpret the findings with confidence.
Every building inspector structures their report a little differently, but a genuinely useful report follows a consistent logic: it moves from the roof to the ground, flags anything that matters, and tells you plainly what to do about it. A report that buries major structural findings under pages of boilerplate disclaimers isn't doing its job.
Understanding the anatomy of a report before you order one means you'll know exactly what to expect — and what to query if it's missing.
Report at a Glance
A proper Melbourne building and pest report should cover the roof exterior and interior, subfloor, all interior rooms, the site and exterior, and — if combined — a dedicated timber pest assessment. It should clearly separate major defects from minor maintenance items, include photographic evidence, and reference the relevant Australian Standard (AS 4349.1) it was prepared under.
What a Building Inspection Report Covers
A standard visual building inspection, prepared in line with AS 4349.1, works through the property systematically. The strongest reports break this down into clear, photographed sections rather than a single generic checklist.
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1Roof Exterior
Roof covering, flashings, guttering, downpipes, chimneys and any visible signs of past or active leaks.
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2Roof Space (Interior)
Roof framing, insulation, sarking, ventilation, and evidence of moisture staining or pest activity where the roof cavity is accessible.
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3Subfloor
Bearers, joists, stumps or piers, subfloor ventilation, drainage, and moisture levels where the subfloor is accessible.
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4Interior
Walls, ceilings, floors, doors, windows and fixtures in every accessible room, including cracking, movement, and moisture readings.
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5Exterior & Site
External cladding, render, brickwork, site drainage, retaining walls, fencing, driveways, and any structures within the boundary.
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6Moisture & Safety
Moisture meter readings in bathrooms, kitchens and subfloor areas, plus general safety hazards such as balustrade heights or exposed wiring.
What a Timber Pest Inspection Adds
A timber pest (termite) inspection is a separate assessment prepared under AS 4349.3. It focuses specifically on evidence of termites, borers, and fungal decay, along with conditions that make a property more vulnerable to future infestation — such as garden beds against timber cladding, leaking taps near foundations, or timber-to-ground contact.
Many Melbourne buyers combine both inspections in a single visit. It's more efficient, and a builder-trained inspector is often better placed to interpret what a moisture reading or a hollow-sounding skirting board actually means structurally.
| Included in a Standard Report | Not Included (Requires a Specialist) |
|---|---|
| Visible major and minor defects | Invasive testing (removing wall linings, lifting flooring) |
| Roof, subfloor, interior and exterior condition | Compliance certification or council approvals check |
| Termite and timber pest evidence (if combined) | Structural engineering calculations or reports |
| Photographic documentation of findings | Areas that are inaccessible, locked, or obstructed |
| Moisture meter readings in key areas | Electrical, plumbing or gas compliance testing |
| Plain-language summary of major issues | Pool safety certification |
How to Read the Findings
Major Defects vs Minor Defects
A major defect is one that could involve a significant cost to rectify, or affects the structural integrity or safe use of the property — think roof structure movement, active water ingress, or subfloor timber decay. A minor defect is a maintenance item: a dripping tap, a cracked tile, worn sealant. A well-written report will never let the two blur together.
Photographs Matter More Than Prose
Text descriptions of a defect are useful, but a high-resolution photograph — ideally with an annotation or arrow pointing to the exact issue — is what actually lets you (and your conveyancer, or the seller's agent) understand the scale of the problem at a glance.
How Inspectra's Reports Are Different
Because our inspections are conducted by a DB-U Licensed Builder with 20+ years of hands-on construction experience, our reports go a step further than a standard visual checklist.
Builder-Level Interpretation
- Findings are explained in terms of construction cause and consequence — not just "cracking present"
Forensic Photographic Detail
- Reports typically run to around 100 pages, with annotated photos for every material finding
24-Hour Turnaround
- Reports are delivered within 24 hours of the inspection so you can act inside your contract's due diligence window
Lifetime Phone Support
- You can call our inspector directly, years after settlement, to talk through anything the report raised
Frequently Asked Questions
How long is a building inspection report valid for?
A report reflects the property's condition on the day of inspection only. Conditions can change quickly — particularly moisture and pest activity — so a report more than a few months old shouldn't be relied on for a new purchase.
Can I ask the inspector questions after I receive the report?
You should be able to. Inspectra offers lifetime phone support, meaning you can call to talk through a finding at any point — not just in the days immediately after settlement.
Do I need a separate report for pest and building inspections?
They can be issued as two reports or one combined report, depending on the inspector. A combined building and pest assessment in a single visit is usually the most practical option and is what we recommend for most buyers.
What happens if the report finds a major defect?
A major defect finding gives you leverage — to renegotiate price, request the seller rectify the issue, or in some cases walk away, depending on your contract terms and cooling-off or subject-to-inspection conditions. It's worth discussing significant findings with your conveyancer before proceeding.
Get a Report You Can Actually Rely On
Forensic-depth, builder-led building and pest reports delivered within 24 hours — with lifetime phone support included.
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