Pre purchase Property Inspection
Frequently Asked Questions
To minimise your risk it is advisable to obtain a pre-purchase building inspection. For more detailed information see our article on why a pre-purchase property inspection is important.
A pre-purchase home inspection is a thorough examination of a home’s condition before the purchase is made. It is typically conducted by a professional home inspector.
A typical pre-purchase home inspection takes around 2-3 hours, depending on the size and condition of the home.
A pre purchase property inspection is conducted under Australian Standard AS 4349.1—2007, Inspection of buildings,
Part 1: Pre-purchase inspections—
Residential buildings.
This inspection focus on 6 key parts of an existing home to bring to a prospective purchaser
any concerns found during the inspection.
(a) The interior of the building.
(b) The roof space.
(c) The exterior of the building.
(d) The sub-floor space.
(e) The roof exterior.
(f) The property within 30 m of the building subject to inspection.
It’s not necessary to bring anything to the inspection, but it’s a good idea to take notes and ask questions during the inspection.
The cost of a pre-purchase home inspection varies depending on the location and the size of the home, but it generally ranges from $300 to $500.
It is not necessary for you to be present during the inspection, but it is highly recommended. This will allow you to ask questions and learn more about the home’s condition.
The inspection report for your Melbourne property is typically provided within 24-48 hours after the inspection is completed.
Generally a pre purchase property inspection focuses on the 6 key areas requested by the standard. However if you have a particular concern the inspector can look at it, so long as it is within his expertise. The building inspection report normally distinguishes defects as either major or minor.
Minor defects are listed as general observations. Major defects are itemized and categorised as required by the standard. Some item of concern may require specialist advice from an expert in the field for the item you want reported on. For example, mould present in
the home, may require an opinion from a company that specialises in mould.
Australian Standard 4349.1—2007 clearly defines what the inspection does not cover. These are listed below:
The inspector need not inspect or report on the following:
(a) Footings below ground.
(b) Concealed damp-proof course.
(c) Electrical installations, operation of smoke detectors, light switches and
fittings, TV, sound and communications and security systems.
(d) Concealed plumbing.
(e) Adequacy of roof drainage as installed.
(f) Gas fittings and fixtures.
(g) Airconditioning.
(h) Automatic garage door mechanisms.
(i) Swimming pools and associated filtration and similar equipment.
(j) The operation of fireplaces and solid fuel heaters, including chimneys and flues.
(k) Alarm systems.
(l) Intercom systems.
(m) Soft floor coverings.
(n) Electrical appliances including dishwashers, incinerators, ovens, ducted
vacuum systems.
(o) Paint coatings, except external protective coatings.
(p) Health hazards (e.g., allergies, soil toxicity, lead content, radon, presence of
asbestos or urea formaldehyde).
(q) Timber and metal framing sizes and adequacy.
(r) Concealed tie-downs and bracing.
(s) Timber pest activity.
(t) Other mechanical or electrical equipment (such as gates, inclinators).
(u) Soil conditions.
(v) Control joints.
(w) Sustainable development provisions.
(x) Concealed framing-timbers or any areas concealed by wall linings/sidings.
(y) Landscaping.
(z) Rubbish.
(aa) Floor cover.
(bb) Furniture and accessories.
(cc) Stored items.
(dd) Insulation.
(ee) Environmental matters (e.g.water tanks, BCA Environmental Provisions).
(ff) Energy efficiency.
(gg) Lighting efficiency.
The cost of the pre-purchase home inspection is typically borne by the buyer, although in some cases it may be paid for by the seller or split between both parties.
Firstly the report considers the age of the home and its condition relevant to similar homes built at a similar time, as the one being inspected. Older homes will always have some issues.
The purpose of the report is to make you aware of those issues and then you can make the purchase fully aware of what you are buying.
The purpose for which the home is being purchased will be relevant. If it’s going to be substantially renovated, then there will be less concerns, than if you wish to move in with no work, as an example.
Most people proceed with the purchase, but how you deal with the vendor is up to you. You can accept, negotiate or walk away.
Research the experience and qualifications of the home inspectors in Melbourne. Ask for recommendations or look at reviews.
A pre purchase inspection is governed by the Australian Standard which means that there needs to be a level of expertise to comply with that standard. In QLD for example only a registered builder can conduct a pre purchase inspection and be registered. In Victoria, the
regulations are not as stringent, but you still need to understand the standard and building codes.
For a lay person an inspection would be superficial compared to what an inspector is trained to look for during a prepurchase inspection.
The inspector will be looking at the 6 areas required by the standard and make some general observations to minor defects such as taps, windows, floors etc. The main purpose of the inspection is to note major defects as defined in the Australian Standard.
The standard sets out what needs to be covered in the report so it’s comprehensive.
It will list all the findings of our inspector, including any issues, defects and supported with photos.
You should review your home inspection report carefully and consider the findings when making your decision about whether to purchase your chosen property.
The short answer is yes. However if you really love the home and want to purchase, but also want peace of mind then it would always be wise to sign the contract subject to a pre purchase inspection.
The agent will have special conditions already worded for this which can be inserted into the contract of sale.