What Inspectors Look For

When you book a building inspection, you’re paying for a trained professional to systematically evaluate a property’s condition: from the roof cavity to the sub-floor, from drainage to structural integrity. But what exactly are they looking at? Understanding the inspection process helps you get more value from your report and ask better questions before you buy.

The Inspection Scope: AS 4349.1

Every professional building inspection in Australia works to a standard: AS 4349.1 (Inspection of Buildings, Pre-purchase Inspections, Residential Buildings). This standard defines what must be inspected, what’s accessible, and what falls outside the scope.

The standard requires a visual inspection of all reasonably accessible areas. Inspectors don’t pull apart walls or dig up foundations. They assess what can be seen, measured with moisture meters, and inferred from visible evidence.

Structural Elements

The first priority is always the structure. Inspectors examine foundations, load-bearing walls, beams, columns, and roof framing for signs of movement, cracking, deflection, or deterioration.

Cracks in brickwork or render aren’t always a problem. Hairline cracks from normal settling are expected in any building older than a few years. What inspectors are trained to spot is the pattern: horizontal cracks along mortar courses suggest different forces than diagonal stepped cracking. Crack width matters too. Anything over 5mm warrants further investigation by a structural engineer.

In Perth, reactive clay soils are a dominant factor. Homes in suburbs like Armadale, Rockingham, and parts of Joondalup sit on soils that expand and contract with moisture changes, placing constant stress on foundations.

Roof and Roof Cavity

The roof gets inspected from outside (covering condition, flashings, gutters, downpipes) and from inside the roof cavity where accessible. The cavity inspection is particularly valuable, as it reveals what the rest of the house hides.

Inspectors look for sagging ridge lines, damaged or displaced tiles, rusted or corroded roofing materials, and deteriorated flashings around penetrations. Inside the cavity, they’re checking framing condition, bracing adequacy, insulation coverage, and signs of pest activity or water ingress.

Moisture Testing

A calibrated moisture meter is one of the most important tools in the kit. Inspectors test all wet areas (bathrooms, laundry, kitchen) and any walls, ceilings, or floors where they suspect water damage.

Elevated moisture readings flag leaks, failed waterproofing, rising damp, or condensation issues. Catching these early means the remediation options are simpler and the report gives you an accurate picture of the property’s condition.

Timber Pest Evidence

Even in a standard building inspection (not a separate timber pest inspection), inspectors look for signs of termite activity, wood borer damage, and fungal decay in all accessible timber elements.

Termites are a serious concern across most of Australia. In Perth’s northern suburbs, the sandy soils and warm climate create ideal conditions. In Western Sydney, the bushland interface zones around suburbs like Penrith and the Blue Mountains fringe see regular termite activity.

Inspectors check for mud leads (the tunnels termites build), hollow-sounding timber, exit holes from wood borers, and soft or discoloured timber indicating fungal decay.

External Envelope

The external walls and cladding form the building’s weather barrier. Inspectors examine brick, render, weatherboard, fibre cement, and any other cladding for cracking, delamination, water staining, and points where moisture could enter.

They also check window and door frames for seal failure, timber rot, and correct operation. Poorly sealed windows are one of the most common moisture ingress points in properties of any age.

Drainage and Site Conditions

How the site handles water is a critical factor in long-term building health. Inspectors assess the fall of the land around the building, check that stormwater systems are connected and functional, and look for evidence of ponding or inadequate drainage.

Properties with poor drainage are more susceptible to rising damp, foundation movement, and timber pest activity. These are among the more involved categories of building defects, so drainage is always worth assessing carefully.

What’s NOT Covered

It’s equally important to understand the limitations. A standard building inspection does not include assessment of concealed areas behind walls, compliance with current building codes (the report is condition-based, not code-compliance-based), asbestos sampling, specialised electrical or plumbing testing, or swimming pool compliance certification.

If your inspector identifies areas of concern that fall outside the scope, they should recommend further investigation by the relevant specialist.

Getting the Most From Your Report

When you receive your building inspection report, don’t just scan the summary. Read the full document, look at the photographs, and pay attention to severity classifications. A report that flags 40 minor maintenance items and one significant structural concern needs a different response than a report with three significant items and no major issues.

If anything is unclear, ring SURE head office. A trained team member will walk you through the report on the call and route you back to your inspector for anything technical. At SURE Building Inspections, same-day delivery is subject to access and availability, and that follow-up conversation can help you understand the report.

Ready to book? Get a quote or call us to discuss your property.