You’ve found the property you want. The Section 32
looks clean. Your finance is approved. The temptation
is to skip the building and pest inspection to save
$500 and move faster.
Don’t.
Here’s why a building and pest inspection is one of
the most important things you can do before buying
any property in Victoria — and what to look for
when you get one.
What Is a Building and Pest Inspection?
A building and pest inspection is an independent
assessment of a property’s physical condition carried
out by a qualified inspector before you purchase.
It covers two separate but often combined assessments:
Building inspection: Assesses the structural
condition of the property including the roof, walls,
floors, foundations, plumbing, electrical, and
general condition of all accessible areas.
Pest inspection: Identifies evidence of timber
pest activity including termites, borers, and fungal
decay that could affect the structural integrity
of the property.
In Victoria both inspections are typically combined
into a single report carried out on the same visit.
The inspector physically accesses the property —
including the roof cavity, subfloor, and all rooms
— and produces a written report of findings.
Why You Need One
The Section 32 vendor’s statement tells you about
legal and planning matters. It does not tell you
whether the roof is leaking, the foundations are
cracking, or termites have been eating the
floorboards for years.
A building and pest inspection fills that gap.
What it can uncover:
- Structural defects — cracked foundations,
subsidence, bowing walls - Roof defects — damaged tiles, rusted gutters,
inadequate flashing - Water damage — rising damp, leaks, drainage
problems - Electrical and plumbing issues — outdated
wiring, non-compliant installations - Termite activity — active infestations or
previous damage - Timber pest damage — borers, fungal decay
- Safety hazards — asbestos, unsafe balconies,
non-compliant structures - Unapproved additions — structures built without
council permits
Any one of these issues can cost tens of thousands
of dollars to rectify. A building inspection costs
$400–$700. The maths is simple.
When To Get One
For private sales:
Get the inspection done before you sign the contract
of sale. In Victoria you have a 3 business day
cooling-off period after signing — but it’s far
better to have the inspection done before you
commit at all.
Ask the selling agent to arrange access for your
inspector as soon as you’re seriously considering
the property.
For auctions:
This is where it gets expensive. There is no
cooling-off period at auction — once the hammer
falls you are legally committed to buy.
This means you must get your building inspection
done before auction day. If you miss out at
auction you’ve paid $400–$700 for nothing. If
you’re seriously considering multiple properties
simultaneously those costs add up.
This is one reason why auctions can be expensive
for buyers beyond just the purchase price.
What The Report Tells You
A standard Victorian building and pest inspection
report will categorise findings as:
Major defects — significant issues requiring
urgent attention and substantial cost to repair.
Examples: structural cracking, active termite
infestation, major roof failure.
Minor defects — issues that require attention
but are not immediately urgent. Examples: minor
cracking, worn gutters, general maintenance items.
Safety hazards — conditions that pose a risk
to occupants. Examples: exposed wiring, unsafe
balustrades, trip hazards.
General maintenance items — normal wear and
tear expected in any property.
A good inspector will not just list defects —
they will explain the likely cause, severity,
and approximate cost to rectify each issue.
What To Do With The Report
No major defects found:
Proceed with confidence. Minor defects and
maintenance items are normal and expected
in any property.
Minor to moderate issues found:
Use the findings to negotiate. A $15,000
rectification cost is a legitimate reason
to request a price reduction or ask the
vendor to fix the issue before settlement.
Major defects found:
Seriously consider whether to proceed.
Get quotes from licensed tradespeople
for rectification costs before deciding.
In some cases — active termite infestation,
serious structural failure — walking away
is the right decision regardless of how
much you love the property.
For apartment buyers:
A standard building inspection covers your
individual lot — not the whole building.
For apartment purchases the owners corporation
documents and a strata-specific inspection
are more relevant than a standard building
inspection. However if you have concerns
about your specific apartment’s condition
an inspection is still worthwhile.
How To Choose An Inspector
Not all building inspectors are equal.
In Victoria building inspectors must hold
a registration as a building practitioner
with the Victorian Building Authority (VBA).
Look for an inspector who:
- Is registered with the VBA
- Carries professional indemnity insurance
- Provides a written report same day or
within 24 hours - Has experience with the property type
you’re buying — houses, apartments,
period homes, and new builds each have
different common issues - Will walk you through the report findings
verbally after the inspection
Avoid inspectors recommended exclusively
by the selling agent — there is an inherent
conflict of interest. Get your own
independent inspector.
How Much Does It Cost?
Building and pest inspection costs in
Victoria typically range from:
- Small apartment: $350–$500
- Standard house: $500–$700
- Large or complex property: $700–$1,000+
Some inspectors charge separately for
building and pest — others combine them.
Always confirm what’s included before booking.
The Bottom Line
A building and pest inspection is not
optional — it’s essential due diligence
on what is likely the largest purchase
of your life.
The cost is minimal compared to the
purchase price. The potential savings
are enormous. And the peace of mind
of knowing exactly what you’re buying
is invaluable.
Always get one. No exceptions.
Next Steps
Before you make an offer or bid at
auction make sure you have:
- Finance pre-approved
- Section 32 reviewed by your conveyancer
- Building and pest inspection completed
- Owners corporation documents reviewed
(for apartments)
Disclaimer: This article is for general
informational purposes only and does not
constitute legal or financial advice.
Always engage qualified professionals
before making any property purchase
decision. Building inspector registration
requirements may change — verify current
requirements with the Victorian Building
Authority at vba.vic.gov.au
Vic Property Guide 
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