A building inspection checks the structure and condition of the home. A pest inspection checks for termites and other wood-destroying pests. On Brisbane's south side you want both, always, and you should budget $600 to $900 combined.
What does a building inspection actually cover?
A qualified building inspector will assess accessible parts of:
- Roof and roof cavity - Structure, walls and foundations - Bathrooms, kitchens and wet areas for water damage - Electrical and plumbing at a visual level (not a full test) - Subfloor if accessible - Fences, retaining walls, driveways
They will not lift carpets, cut into walls or move furniture. It is a visual inspection based on Australian Standard AS 4349.1.
What does a pest inspection cover?
A pest inspector looks specifically for termites, borers, wood rot and conditions conducive to timber pests. In our climate on Brisbane's south side, active termites are relatively common, especially in older homes on stumps and in bushland-adjacent suburbs like /suburbs/daisy-hill, Rochedale and /suburbs/kuraby.
Do I need both, or just one?
Both. A building inspection will note the presence of termite damage, but only a pest inspector is qualified to say whether the termites are active and what treatment is needed. Combined inspections from the same firm are cheaper and faster than two separate bookings.
When do I book the inspection?
Depends on the sale method.
Private treaty
Book as soon as you have a signed contract with a building and pest clause. You usually have 7 to 14 business days to satisfy the clause. Use the report to either proceed, negotiate a price reduction, or terminate.
Auction
Book before auction day. The report has to be back and reviewed before you register to bid, because auction contracts are unconditional. Yes, this means you spend the money without knowing you will win. Budget for it.
What defects should worry me most?
Every home has defects. The question is which ones matter. Watch for:
- Active termites or evidence of recent activity. - Structural cracking beyond hairline, especially near door frames and corners. - Water damage to timber floors, ceilings or bathrooms. - Unapproved building work (extensions, decks, patios) that has no council approval. - Old asbestos in wet areas or fibro sheeting. - Rewiring or plumbing that is clearly non-compliant.
Minor defects (a cracked tile, a worn gutter, a stiff door) are normal and priced into every home.
How do I use the report to negotiate?
If the inspection reveals a defect the agent and vendor did not disclose, you have three options:
- Ask for a price reduction to reflect the cost of repair. - Ask the vendor to fix the issue before settlement. - Terminate the contract if the defect is material.
In Queensland, a private treaty contract with a building and pest clause typically allows termination if the report is not to your satisfaction. That is a high bar in your favour. Do not rush this call. Your conveyancer will help you word the notice.
Who do I book?
Use a licensed, insured inspector who works in your area regularly and provides a written report with photos. Ask your conveyancer or agent for two or three recommendations, but choose the one you commission and pay for yourself. The report is yours and yours alone.
Common building, pest and contract questions are on the /faq. If you are working through an offer while waiting on the inspection, see How to make an offer on a house and get it accepted.
What should you do next?
Have a look at what is currently for sale on Brisbane's south side over on /properties, or send me a buying question and I will give you a straight answer.
If you will be selling a home to buy your next one, find out what yours is worth with a free, no-obligation appraisal. That number is often the missing piece that turns a wish list into a real plan.
Frequently asked questions
Ready to have a proper look at the market?
Browse current listings, or ask Junaid a buying question and get a straight answer from someone who works the south side every day.
Know a mate house-hunting on the south side?
