Property inspections 101: What every buyer must check before signing

Buying a property is one of the biggest financial decisions you’ll ever make. Whether you’re a first-home buyer or a seasoned investor, doing your due diligence with a thorough property inspection can save you from costly surprises later. 

Even if a home looks picture-perfect on the surface, hidden issues like structural defects, water damage, pest infestations, or dodgy wiring could turn your dream home into an expensive nightmare. 

This guide covers: 

• The key checks every buyer should make 

• Hidden issues that could cost you a lot 

• How Aussie Buyer's Agents, tools, and calculators can help you buy with confidence 

Pre-purchase due diligence: Essential checks before buying a property 

We get it, buying a home can feel overwhelming. So where do you start? Many buyers are searching for things like "what to check before buying a house" or "questions to ask when inspecting a house." We've got you covered. 

Here’s a handy checklist of key questions to ask the seller, agent, or inspector: 

• Why is the property being sold?
  Get a sense of the seller’s motivation, it could give you an edge in negotiations. 

• How long has the property been on the market? 
  A longer time on the market may suggest issues (or room to negotiate!). 

• Has the property had any major repairs or renovations? 
  You’ll want to know if those changes were council-approved and up to code. 

• Are there any known issues with the property? 
  Sellers are required to disclose certain issues, but it’s smart to ask outright. 

• What’s included in the sale? 
  Clarify if appliances, fittings or outdoor features are part of the deal. 

• What are the running costs? 
  Things like council rates, strata levies, and utility bills can add up. 

• Have you conducted a title search? 
  This will show if there are any easements, covenants, or restrictions that impact the property. For strata properties, you’ll also want a detailed strata report. 

An Aussie Buyer’s Agent can run title searches and flag potential restrictions before you commit. 

Title searches and legal checks you shouldn’t skip 

Before you sign anything, it’s important to understand exactly what you’re buying. 

• Easements and covenants: These are legal rights that may restrict what you can do with the land. For example, an easement might allow your neighbour access to part of your property. 

• Zoning restrictions: Check if the property is subject to heritage overlays or zoning laws that limit renovations or extensions. 

• Strata reports (for apartments and townhouses): These reports detail the financial health of the owners' corporation, pending repairs, and any disputes. You don’t want to buy into a block with unexpected levies or maintenance dramas. 

Not sure where to start? Aussie Buyer’s Agent handle title searches, zoning checks, and more, so you don’t miss a thing. 

You might also be interested in: What is a buyer's agent?

Professional inspections: What’s included & how much they cost 

A lot of buyers wonder if inspections are worth it. In short, yes! A few hundred dollars upfront could save you tens of thousands in repairs later. 

Building inspection 

A building inspection gives you a detailed report on the property’s condition. It covers: 

• Structural issues (cracks, uneven floors, foundation problems) 

• Roofing condition (missing tiles, leaks) 

• Damp and drainage concerns 

• External walls and retaining structures 

• Illegal additions or renovations 

Pest inspection 

Pests, especially termites, can cause serious damage. A pest inspection will: 

• Identify termite activity (or past damage) 

• Check for borers, wood decay, and pest infestations 

• Inspect subfloor areas, roof cavities and fences 

Strata inspection (apartments and townhouses) 

For strata-titled properties, a strata report is crucial. It includes: 

• The financial status of the strata scheme 

• Upcoming special levies 

• Building defects 

• Disputes or legal matters 

• Insurance coverage 

How much do inspections cost? 

Save time: An Aussie Buyer’s Agent can book these inspections with trusted professionals on your behalf.  

First-home buyer tips: What you should prioritise 

Buying your first home? Congratulations! It’s a huge milestone. But there’s a lot to wrap your head around and plenty of pitfalls to avoid. Here are some top tips to help you stay on track. 

1. Watch out for hidden maintenance costs 

That cute weatherboard cottage might look great, but will it need rewiring? Does the plumbing date back to the 1970s? Older homes often come with a long to-do list and a hefty price tag to match. Look out for: 

• Electrical: Switchboards, wiring, and whether safety switches are installed. 

• Plumbing: Galvanised pipes can rust, leading to leaks or poor water pressure. 

• Roofing: Tiles and tin can wear out over time. Check for leaks or sagging areas. 

• Foundations: Cracks or uneven floors can point to serious (and expensive) structural issues. 

Even new builds aren’t immune. Poor workmanship can mean hidden defects that pop up later. A professional inspection is your best defence. 

2. Know what government grants and incentives you can access 

Many first-home buyers are eligible for grants and concessions that can save thousands. Depending on your state, you might get: 

• The First Home Owner Grant (FHOG) 

• Stamp duty concessions or exemptions 

• Access to the First Home Guarantee (formerly FHLDS) with as little as a 5% deposit (and no LMI) 

An Aussie Broker can help you figure out if you qualify and how much you could save. 

3. Understand the hidden costs of buying 

It’s not just about the deposit. There are plenty of extra costs that can sneak up on you: 

• Building and pest inspections 

• Conveyancing and legal fees 

• Stamp duty 

• Moving costs 

• Council rates, utilities, and strata levies (if applicable) 

• Home and contents insurance 

Budget for these upfront to avoid any surprises. Use Aussie’s Deposit Savings Calculator to figure out how much you’ll need beyond your deposit. 

4. Common mistakes first-home buyers make 

• Skipping inspections to save money: It’s tempting, but it could cost you more later. 

• Falling in love with a property and overlooking the flaws: Keep a level head. 

• Overstretching your budget: Lenders will tell you what you can borrow, but you need to know what you’re comfortable repaying. 

• Not getting pre-approved before making an offer: Know your borrowing power before you start house hunting. 

• Ignoring the location: You can change a house, but you can’t change its postcode. Look for amenities, transport, and future growth potential. 

Use Aussie’s Borrowing Power Calculator to know what you can afford before making an offer. 

5. What are the most common property issues found in inspections? 

Whether you’re buying an established home or a new build, these issues crop up regularly: 

• Structural problems: Cracks, movement, and subsidence 

• Roof and gutter issues: Leaks, corrosion, blocked downpipes 

• Plumbing defects: Leaks, water pressure problems, outdated systems 

• Electrical faults: Non-compliant wiring, old switchboards, lack of safety switches 

• Pest damage: Particularly termites in timber homes 

• Drainage problems: Pooling water, poor runoff, rising damp 

A thorough inspection report will detail these and more, giving you a clear idea of what needs fixing (and how much it might cost).

An Aussie Buyer’s Agent can help negotiate repairs or a better price if these are uncovered. 

How Aussie Buyer’s Agents help you buy smarter 

An Aussie Buyer’s Agent is your personal property advocate. They: 

• Arrange trusted professionals for all your inspections such as building, pest, strata, and more. 

• Explain the reports in simple terms, so you know what’s urgent and what’s not. 

• Negotiate on your behalf whether that’s securing a lower purchase price or getting the seller to fix issues before settlement. 

• Conduct thorough title searches, including checking easements, covenants, and zoning restrictions. 

• Provide suburb insights and risk assessments (think flood zones, bushfire risks, future developments). 

With an Aussie Buyer’s Agent in your corner, you can buy with confidence knowing you’ve ticked every box.