Finding a property you can afford is one thing, but knowing whether it's worth what you're about to borrow is another.
A property inspection gives you the chance to spot issues that could affect your budget, your loan approval, or the condition of the home you're committing to. For first home buyers in South Australia, where you may be relying on the $15,000 grant for new homes or stamp duty concessions on established properties, understanding what to check during an inspection can make the difference between a sound purchase and a financial misstep.
What Should You Check Before the Inspection Starts?
Confirm what type of inspection you're attending and what access you'll have. If you're viewing an established home, ask whether you can inspect the roof cavity, under the house, and all internal rooms. If the property is tenanted, confirm whether the tenant will be present or if you'll have unrestricted access. If you're inspecting a display home or a property that's still under construction, understand that the finishes and layout may differ from what you'll receive at settlement.
Bring a notepad, a phone for photos, a tape measure, and a list of questions. If you're inspecting multiple properties in a short period, take notes immediately so you don't confuse details later. Wear shoes you can remove if needed, and check the weather forecast so you can assess drainage and how the home handles rain if possible.
How Do You Assess the Property's Structure?
Look at the walls, ceilings, and floors for cracks, unevenness, or sagging. Hairline cracks in plaster are common in older homes, but large cracks running diagonally across walls or ceilings can indicate structural movement. Check whether doors and windows open and close properly. If they stick or don't sit square in the frame, the building may have shifted.
Walk around the outside of the home and look at the foundation, the condition of the brickwork or cladding, and whether the ground slopes away from the house. Water pooling near the foundation can lead to dampness or subsidence over time. If the home has a timber frame, look for signs of termite damage such as hollow-sounding wood, mud trails on walls, or fine sawdust near skirting boards.
What Should You Look for in the Roof and Gutters?
If you can access the roof space, check for daylight coming through the tiles, signs of water stains on the timber, or sagging in the roof structure. Even if you can't climb into the roof, you can often see issues from the ground. Look for missing or damaged tiles, rust on the roof sheeting, or gutters that are sagging or pulling away from the fascia.
Check the downpipes and stormwater drainage. If water isn't being directed away from the home, it can cause problems with the foundation or internal dampness. In older Adelaide suburbs where many homes were built in the mid-20th century, original terracotta pipes may have cracked or been damaged by tree roots, so ask whether the stormwater system has been updated.
How Do You Check the Plumbing and Electrical Systems?
Turn on taps in the kitchen, bathroom, and laundry and check the water pressure. Look under sinks for signs of leaks, corrosion, or temporary repairs. Flush the toilet and listen for unusual sounds or slow refilling. If the property is on tank water, ask about the capacity and condition of the tank.
Check the switchboard. If it still has ceramic fuses rather than circuit breakers, the wiring is likely outdated and may need replacing to meet current safety standards. That's an additional cost you'll need to budget for. Test power points where possible, and look for scorch marks, loose fittings, or outlets that don't sit flush with the wall.
Should You Order a Professional Building and Pest Inspection?
You should. A professional inspection costs between $400 and $600 depending on the size and age of the property, and it's one of the most valuable steps you can take before committing to a purchase. The inspector will assess the structure, identify pest activity, check for asbestos or hazardous materials, and provide a written report that flags any issues requiring attention.
Most lenders will require a satisfactory building report before they'll release funds for settlement, especially if the property is older or shows obvious signs of disrepair. If the report identifies significant defects, you can use that information to renegotiate the price, request repairs as a condition of sale, or walk away if the issues are too extensive. If you're relying on pre-approval to secure the property, make sure the approval is conditional on a satisfactory inspection so you're not locked in before you know what you're buying.
Consider a scenario where a buyer found a home in the Adelaide foothills listed within their budget. The property appeared well maintained during the open inspection, but the building report identified active subterranean termites in the subfloor and significant roof framing damage from a previous leak that hadn't been disclosed. The cost to remediate both issues was estimated at $35,000. The buyer renegotiated the sale price down by $30,000, factored the remaining $5,000 into their renovation budget, and proceeded with the purchase using the 5% Deposit Scheme once the seller agreed to treat the termites before settlement.
What Should You Ask the Seller or Agent During the Inspection?
Ask how long the property has been on the market and whether the price has been reduced. Ask whether there have been any building modifications or extensions, and if so, whether the work was approved by council. Unapproved structures can affect your ability to sell later or may need to be removed to meet compliance requirements.
Ask about the age of major items such as the hot water system, the stove, the air conditioner, and any solar panels. If these are near the end of their lifespan, you'll need to budget for replacements. Ask whether the property has been rented and for how long. Long-term rental properties can show more wear than owner-occupied homes.
If the property is part of a strata or community title scheme, ask for a copy of the strata reports, including the minutes of recent meetings, the balance of the sinking fund, and whether any major works or levies are planned. Special levies for roof replacement, painting, or other shared expenses can add thousands of dollars to your costs in the first year.
How Do You Evaluate the Location and Surrounds?
Visit the property at different times of day if you can. A quiet street during a weekday morning inspection might be busy with traffic during school drop-off or evening peak hour. Walk or drive the area to check proximity to shops, public transport, parks, and schools. If you're buying in a growth area on the outskirts of Adelaide such as Angle Vale or Mount Barker, check what infrastructure is planned and when it's expected to be completed.
Look at neighbouring properties. If several homes in the street are run down or have cars parked on the lawn, that can affect your property's future value and your ability to refinance or sell. Check flood maps and bushfire risk zones if the property is in a regional or semi-rural area. Some lenders will reduce the amount they're willing to lend or impose additional insurance requirements if the property is in a high-risk zone.
What Happens After the Inspection if You Want to Proceed?
If the inspection raises concerns, get quotes for any repairs or updates before you finalise your offer. If you're a first home buyer relying on a tight budget and accessing first home owner grants in South Australia, unexpected costs can reduce the amount you have available for furniture, moving expenses, or emergency savings after settlement.
Once you're confident the property suits your needs and your budget, your broker can help you move from conditional approval to formal loan approval and prepare for settlement. If the inspection uncovers issues that make the property unsuitable, you can withdraw your offer or negotiate a resolution before you're legally committed.
Call one of our team or book an appointment at a time that works for you.
Frequently Asked Questions
What should I bring to a property inspection?
Bring a notepad, phone for photos, tape measure, and a list of questions. Take notes immediately so you don't confuse details if you're viewing multiple properties. Wear shoes you can remove if required.
How much does a professional building and pest inspection cost?
A professional inspection typically costs between $400 and $600 depending on the size and age of the property. Most lenders require a satisfactory report before releasing settlement funds, especially for older homes.
Can I negotiate the sale price if the building report finds defects?
Yes. If the report identifies significant issues, you can use that information to renegotiate the price, request repairs as a condition of sale, or withdraw your offer if the defects are too extensive.
What structural issues should I look for during an inspection?
Look for large cracks in walls or ceilings, doors and windows that don't close properly, sagging floors, and uneven foundations. Check for water pooling near the foundation and signs of termite damage such as hollow-sounding wood or mud trails.
Should I visit the property more than once before buying?
Yes, if possible. Visiting at different times of day helps you assess traffic, noise, and how the home handles natural light. It also gives you a chance to check the area and neighbouring properties more thoroughly.
