A vendor building report can look every bit as professional as one you'd commission yourself — same format, same photos, same official letterhead. But it's worth remembering who's actually paying for it, and what that might mean for what does and doesn't make it into the final findings.
This isn't a suggestion that vendor reports are routinely dishonest — most inspectors, regardless of who's paying, operate professionally and to the same standards. But structural incentives matter, and understanding them helps you decide how much weight to place on a report you didn't commission yourself.
The Core Issue
A vendor report is commissioned by the seller, to support the sale of their property. Even with a professional, ethical inspector, the buyer has no visibility into what property details were disclosed, what areas were made accessible, or whether a second opinion was sought if the first report flagged something unwelcome.
What's Genuinely Useful About a Vendor Report
- 1A Starting Point for Comparison
It gives you a baseline to compare against your own independent inspection findings.
- 2Faster Access to General Condition
Useful for quickly ruling a property in or out before committing further time and money.
- 3Evidence of Some Due Diligence by the Seller
Its existence at least suggests the seller anticipated buyer scrutiny.
Why It Shouldn't Be Your Only Report
| Vendor Report | Your Own Independent Report | |
|---|---|---|
| Who commissions it | The seller | You |
| Timing | Set by the seller's schedule | Timed to your due diligence window |
| Scope confirmation | You can't verify what was or wasn't accessed | You control and confirm the full scope |
| Who you can question | Limited ongoing access to the inspector | Direct access to ask questions and clarify findings |
| Currency | May be weeks or months old by settlement | Reflects the property's condition close to your purchase |
Questions Worth Asking If You're Given a Vendor Report
If a vendor report is offered as part of a sale, it's reasonable to treat it as one input among several rather than your sole source of truth. Ask when it was prepared, whether the entire property — including subfloor and roof space — was accessible at the time, and whether the inspector who prepared it is available to answer your own questions directly.
Reasonable Uses of a Vendor Report
- Early-stage screening before you invest in your own inspection
- A point of comparison against your independent findings
What It Shouldn't Replace
- Your own independently commissioned building and pest inspection
- Direct access to ask an inspector working solely on your behalf
A Sensible Approach
Treat a vendor report as one data point, not the final word.
Use It to Screen, Not to Decide
- A vendor report can help you decide whether a property is worth pursuing further
Always Commission Your Own
- Book an independent inspection working solely in your interest before you commit
Compare the Two If You Have Both
- Discrepancies between reports are worth raising directly with your conveyancer
Frequently Asked Questions
Is it common for sellers to provide a building report?
It varies — some vendors provide one proactively, particularly for properties expected to attract strong interest, while many sales proceed without one being offered at all.
Can I ask the vendor's inspector questions directly?
You can try, but access isn't guaranteed since they were engaged by the seller, not you. This is one of the key practical reasons to also commission your own inspector.
Does getting my own inspection duplicate unnecessary cost?
It's an additional cost, but one that protects a purchase worth hundreds of thousands of dollars. Relying solely on a report commissioned by the other party in the transaction carries real risk in exchange for that saving.
What if my independent report contradicts the vendor's report?
Discuss the discrepancy with your conveyancer and, where relevant, your own inspector — it may be worth understanding why the findings differ before proceeding.
Get an Inspection Working Solely for You
Independent, builder-led building and pest inspections — commissioned by you, reporting to you.
Book Your Own Inspection