Top 10 Property Inspection Tips for First Home Buyers

What to Look for During a Property Inspection

Walk through every room and check walls, ceilings, floors, windows and doors for cracks, stains, rot or signs of poor repairs. Open cupboards, turn on taps, flush toilets and test light switches. Look at drainage around the property, check for dampness in corners or under sinks, and note any missing or damaged fixtures. Take photos of anything that concerns you. The goal is to identify what needs fixing now, what will need fixing soon, and what that means for your budget once you settle.

Know What a Pre-Purchase Inspection Report Covers

A building and pest inspection report covers structural soundness, timber pest activity, water damage, electrical and plumbing hazards, roof condition and drainage. Reports typically cost between $400 and $700 depending on property size and location. The inspector does not assess council compliance, boundary disputes, asbestos testing or soil contamination unless you pay extra for those add-ons. Request a combined building and pest report rather than two separate reports to avoid duplication fees. The report becomes part of your evidence if you need to renegotiate price or request repairs before settlement.

Consider an ambulance officer who attended a pre-auction inspection on a renovated terrace near Royal Adelaide Hospital. The property presented well but the officer requested a building inspection. The report identified a cracked bearer under the rear extension, an illegal electrical connection in the laundry and active termite damage in timber window frames. Repair quotes totalled close to $25,000. The officer withdrew from the auction. Two months later the property resold after repairs were completed, and the officer purchased a different home in the same suburb with a clear inspection report and loan pre-approval already in place.

Check What the Contract Includes and Excludes

The contract of sale lists what stays with the property and what the seller takes. Fixtures such as built-in wardrobes, ceiling fans, rangehoods and hot water systems usually stay. Freestanding items such as whitegoods, outdoor furniture and pot plants may not. Check whether the dishwasher, air conditioner, garden shed or alarm system is included. If an item matters to you, confirm it in writing as a special condition or request an amendment to the contract schedule before signing. If a listed item is missing at settlement, you have grounds to withhold funds or claim compensation.

Walk the Property Line and Check Boundaries

Walk the boundary of the property with the contract plan in hand and check fences, gates, retaining walls and any structures near the boundary line. If a fence sits on your side of the boundary, you own it and you pay to maintain or replace it. If a neighbour's tree overhangs your roof or roots are lifting your driveway, check who is responsible for trimming or removal. Look for shared driveways, easements or rights of way marked on the title. Check whether the shed, carport or outdoor deck sits within the property line or encroaches onto neighbouring land. Encroachments can delay settlement or trigger disputes after you move in.

Attend the Property at Different Times

Visit the property during morning peak, late afternoon and on a weekend if possible. Listen for traffic noise, check how close the nearest bus stop or train line sits, and note whether the street is used as a cut-through. Walk to the nearest ambulance station, hospital or relief depot if your roster includes regular shifts at that location. Time the commute during the hours you will actually be travelling. A property that looks quiet on a Wednesday lunchtime may sit on a busy school run route or near weekend sports fields. If you cannot attend multiple times before auction, request a second inspection during a weekday evening or Saturday morning.

Test Every Tap, Switch and Appliance You Can Access

Turn on every tap and let the water run. Check pressure, temperature and drainage speed. Hot water should arrive within 30 seconds. Flush every toilet and check the cistern refills properly. Test light switches, power points, rangehood, oven, cooktop and dishwasher if they are listed as included. Check whether the air conditioner responds to the remote and whether the heater switches on. Open and close windows to check locks, seals and ease of operation. A window that will not close fully lets in weather and raises heating costs. A stove with a faulty element may need replacement before you move in. These are not deal breakers but they are costs you need to factor into your budget if you proceed.

Look for Water Damage and Drainage Issues

Check ceilings, cornices and walls for water stains, peeling paint or soft plaster. Check under sinks, around the base of the toilet, near the hot water system and in laundry cupboards. Walk around the outside of the property after rain if possible and look for pooling water, blocked downpipes or overflowing gutters. Check whether the property sits lower than the street or neighbouring blocks. Poor drainage can lead to rising damp, mould, cracked foundations and flooded rooms during heavy rain. If you are buying in a flood-prone area, request a flood risk report and confirm your home loan lender will finance the property without additional insurance or engineering reports.

Ask About Council Rates, Strata Fees and Utility Costs

Request a copy of the most recent council rates notice, water bill and strata levy statement if the property is in a community or strata scheme. Council rates vary by suburb and property value but generally range from $1,200 to $3,000 per year for a standard house. Strata fees for a unit or townhouse can range from $800 to over $5,000 per year depending on shared facilities, building age and sinking fund requirements. Check what the fees cover and whether a special levy has been proposed for major repairs such as roof replacement, lift upgrades or facade work. High or rising strata fees reduce how much you can afford to borrow. Lenders include strata fees as part of your ongoing expenses when calculating borrowing capacity.

Request a Copy of the Building Inspection Before You Bid

Some buyers commission a building and pest inspection before auction. If the report is available, request a copy from the agent. The seller is not required to provide it, but many will to avoid repeated inspection appointments. If a report is provided, check the date it was completed and whether it covers both building and pest. A report completed more than three months earlier may not reflect the current condition of the property. If you proceed, commission your own inspection with a licensed inspector who has professional indemnity insurance. Do not rely solely on a report commissioned by the seller or another buyer. Your lender may also require a valuation and inspection report before approving your home loan application.

Bring Someone Who Knows Buildings or Has Bought Before

Bring a builder, plumber, electrician or experienced property buyer to the inspection if possible. They will notice details you miss. A tradie can estimate repair costs on the spot and identify whether a job requires council approval or involves structural work. A second opinion helps you make a more informed decision and may highlight risks you had not considered. If you cannot bring someone with trade experience, take detailed photos and notes during the inspection and discuss them with your broker or a licenced building professional before making an offer. You can also arrange a private inspection outside advertised open times if you need more time to assess the property without crowds.

Call one of our team or book an appointment at a time that works for you. We work with ambulance officers every week and know which lenders assess shift income properly, which ones waive LMI for paramedics, and how to structure your application so it reflects your actual capacity to service a loan. Whether you are using the 5% deposit scheme, applying for a state grant, or buying with savings built over years on the road, we will make sure your finance is lined up before you start inspecting properties in earnest.

Frequently Asked Questions