A property inspection is not only about deciding whether a home looks good. Buyers need to understand what may be happening behind the presentation. Building and pest inspections can help identify risks before a buyer commits, especially with older Victorian homes.

A building inspection usually looks at visible and accessible parts of the property. It may comment on roof condition, gutters, walls, floors, stumps, drainage, moisture, structural movement, safety issues and general maintenance. It will not uncover every hidden defect, but it can give buyers a clearer view of what needs attention.

A pest inspection focuses on timber pests and related conditions. Termites, borer activity, damp timber, poor ventilation and garden conditions near the building can all matter. Even when no active termites are found, the report may recommend changes to reduce future risk.

Timing depends on the sale method. For an auction property, inspections should usually happen before auction day because the successful bid is generally unconditional. For a private sale, a buyer may be able to make an offer subject to a building and pest inspection, but the wording of that condition matters and should be reviewed by a conveyancer or solicitor.

The report should be read carefully, not just scanned for a pass or fail. Many homes have defects. The question is whether the issues are minor maintenance, negotiable repairs or serious risks that change the buyer’s view of value. A cracked tile is different from significant structural movement or widespread moisture.

Buyers should ask the inspector questions. What is urgent? What is common for the property’s age? What needs a specialist? What could cost materially more than expected? The most useful inspection report is one the buyer understands well enough to act on.

Inspection findings can shape negotiation. In a private sale, evidence of significant defects may support a revised price, a repair request or a decision not to proceed if the contract allows. At auction, the same information should shape the buyer’s maximum bid before the auction starts.

Sellers can also benefit from pre-sale inspections. Knowing the likely issues before listing can help decide whether to repair, disclose or price accordingly. Surprises late in a campaign can unsettle buyers.

A building and pest inspection does not remove all risk, but it reduces guesswork. It helps buyers separate cosmetic appeal from building condition and make a decision with fewer surprises.