Question 1

What areas are covered in a house building inspection?

Accepted Answer

Our services are delivered by an experienced residential building inspector who specialises in assessing residential properties in accordance with Australian Standards. Choosing a qualified residential building inspector helps ensure clarity, compliance, and confidence when purchasing or maintaining a home.

The home building inspection and report are carried out as per Australian Standard AS4349.1, covering residential buildings, including:
·      Townhouses or row housing
·      Freestanding houses
·      Semi-detached houses, 
·      Multi-unit residential buildings, and
·      Villas

All inspections are conducted by a qualified building inspector with experience in residential construction and Australian Standards compliance.

Our new home building inspector provides an assessment of the accessible areas of the property, such as the exterior and interior walls, all rooms, and outbuildings, including fences, accessible subfloor areas, roof surfaces within safety guidelines and roof voids.

A qualified building inspector ensures defects are identified accurately and reported clearly for buyer confidence.

The LTAL home building inspection report covers
·      Structural issues such as deformation, dampness, timber pest damage or cracking and movement problems
·      Conditions leading to structural damage, such as trees and shrubs, corrosion, lack of subfloor ventilation, defective plumbing, roof plumbing and flashings, and damage due to inappropriate work carried out by tradesmen.
·      Property additions and improvements
·      Serious safety hazards
·      Major defects in the non-structural elements of the building
·      Signs of timber pests, including fungal decay and wood borers and termites (evidence of location and extent of activity and damage)
·      Evidence of existing termite management programs
·      Conditions that lead to timber pest attacks, such as excessive moisture, untreated or non-durable timber and inadequate subfloor ventilation.

Each report is prepared by a qualified building inspector to help buyers clearly understand risks, defects, and maintenance priorities.

Question 2

Should I attend the house building inspection?

Accepted Answer

A house building inspection is a worthwhile investment in your home-buying process. 
Attending the inspection allows you to speak directly with a residential building inspector and gain first-hand insight into the condition of the property.

We recommend you attend the house building inspection and talk to our qualified building inspector once the inspection is finished. Speaking directly with a qualified building inspector allows you to ask questions and better understand the condition of the property. A residential building inspector can explain how defects impact the safety, value, and long-term performance of a residential building. We can show you the defects and the background as to why the damage has occurred and how best to overcome and or prevent issues in the future. Written reports can be difficult to grasp whereas an interactive discussion with the defect in sight will be remembered. This face-to-face discussion with a residential building inspector helps translate technical findings into practical, easy-to-understand advice.

You might want to ask us some questions such as:
·      “Is there any pest activity and how serious is the damage?”
·      “Is there any damage from past pest activity that has not been rectified?”
·      “What immediate maintenance issues does the property have?”
·      “What ongoing maintenance issues should I be aware of?”
·      “How does the building compare with other similar buildings around the same age?”

A residential building inspector can provide clear, unbiased answers to these questions based on professional assessment and industry standards.

You can also use the time at the home building inspection to inspect some items of interest yourself, such as:
·      Dishwasher
·      Airconditioning
·      Ceiling fans
·      Stove, oven, and cooktop
·      Exhaust fans
·      Water taps and mixers (outside hose taps)
·      Tap spouts
·      Water filtration system
·      Plugs for sinks and basins
·      Hot water service
·      Heating unit
·      Pool pump
·      Garage door (is there a remote and does the door work?)
·      Smoke detectors
·      Rubbish bins (check that they are present and in good condition)
·      Door locks
·      Window locks
·      Curtains and blinds

While you check these items, your residential building inspector focuses on identifying structural, safety, and compliance issues that may not be immediately visible.

Question 3

Does the home building inspection cover creepy crawly insects?

Accepted Answer

The short answer is no. This is a timber pest inspection, which means that we are looking for active and past timber pests, such as Subterranean Termites, which cause significant damage to the building structure. A residential building inspector assesses timber pest activity as it relates to the structural integrity and safety of residential buildings. Your qualified building inspector focuses on timber pests and building-related risks rather than general household insects. We are also looking for leaks and high moisture in and around the building footprint and timber decay all of which attract Termites to the area. A residential building inspector understands how moisture, leaks, and timber decay contribute to termite risk in residential properties. All termite management systems are designed and installed to force Termites into locations that their activity can be seen and treated with chemicals, and why we look for areas and locations that termites can conceal there entry points. Identifying concealed entry points is a key responsibility of a residential building inspector during a timber pest inspection.

If you suspect creepy crawly insects to the property once you purchased it, we recommend you engage a pest control service and talk to a qualified building inspector. A residential building inspector can work alongside pest control professionals to assess whether insect activity poses a risk to the building structure.

A qualified building inspector can advise whether pest-related damage may affect the structure of the building. Advice from a residential building inspector helps homeowners understand when pest activity becomes a structural concern requiring action.

Question 4

What happens if you find termites at the home building inspection?

Accepted Answer

We try to establish extent of attack via non-destructive methods and where they are gaining access. A residential building inspector is trained to identify termite activity while minimising disturbance to the affected areas. A qualified building inspector uses industry-approved, non-destructive techniques wherever possible to assess termite activity. These assessment methods are a standard part of a residential building inspector’s inspection process. For active termites it is important to leave them undisturbed and immediately chemically treat the area to eradicate the active Termites. If large amounts of damage are determined or extent of damage cannot be confirmed we will recommend “further investigation” or destructive inspection methods such as removing roof sheets or wall/ ceiling linings. A residential building inspector will advise when further investigation is necessary to accurately determine the extent of structural damage. The less disturbance to the termites activities the better % chance of getting an entire nest eradication exists. Termite activity in trees and gardens also needs to be treated as they are constantly in search of food and moisture and can easily and quickly spread to fences and building structures. An experienced residential building inspector understands how external termite activity can impact nearby residential structures.

Signs of termites include:
·      Wavy looking and weakened wood
·      Holes in the wall or furniture
·      Little spots of ‘mud’ on the wood
·      Hollow sounds when you knock on the wall

Identifying these warning signs early allows a residential building inspector to recommend timely treatment and reduce the risk of major structural damage.

Question 5

Do you test Air Conditioners and fans etc?

Accepted Answer

Mechanical and Electrical equipment is not checked/ tested as part of a home building inspection. A residential building inspector focuses on the condition of the building itself rather than the operation of mechanical or electrical appliances. Your qualified building inspector will identify visible building-related issues but will recommend licensed specialists where required. A residential building inspector can help you understand when specialist trades are needed to assess specific systems. It is always recommended that a Qualified Electrician check electrical safety for the property to all equipment fittings and fixtures. AC units are specialised equipment that require ongoing maintenance and cleaning and require a complete test and running operation for confirmation of condition. Smoke detectors are installed and maintained by Electricians and also are not checked or tested as part of a Building inspection as per AS4349.1. This approach ensures the residential building inspector remains compliant with Australian Standard AS4349.1.

Before purchasing the property, we recommend that you write a list with items you would like to check, such as:

·      Dishwasher
·      Airconditioning
·      Ceiling fans
·      Stove, oven, and cooktop
·      Exhaust fans
·      Water taps and mixers (outside hose taps)
·      Tap spouts
·      Water filtration system
·      Plugs for sinks and basins
·      Hot water service
·      Heating unit
·      Pool pump
·      Garage door (is there a remote and does the door work?)
·      Rubbish bins (check that they are present and in good condition)
·      Door locks
·      Window locks
·      Curtains and blinds

While you review these items, a residential building inspector concentrates on identifying structural defects, safety concerns, and compliance issues.
You can switch appliances on and off and take a look at the items in general, to form a decision whether you need a professional to take a closer look and determine further action.

Guidance from a residential building inspector helps you prioritise which issues require further professional assessment.

Question 6

How long does it take to receive our building maintenance report?

Accepted Answer

We always aim for a quick turnaround time. It generally takes around 24 hours for you to receive your written reports. Each report is prepared and reviewed by a residential building inspector to ensure accuracy and clarity. Reports are prepared promptly by a qualified building inspector so you can proceed with confidence. A residential building inspector understands the importance of timely reporting during the property purchasing process. We can also arrange special requests for tight/ urgent time frames and we always endeavour to get your answers addressed promptly so that you can focus on your purchase without any concern for building and pest worries. Working with a residential building inspector ensures you receive reliable information within timeframes that support confident decision-making.

Question 7

If I have worries/ problems with the report contents what do I do?

Accepted Answer

In the first instance call us and talk through your concerns with our qualified building inspector. Speaking directly with a residential building inspector allows you to clarify any concerns quickly and accurately. Our qualified building inspector is always available to explain findings and answer questions in plain language. A residential building inspector can break down technical terms and inspection results into practical, easy-to-understand explanations. The reports contain a lot of detailed information, and it is best to talk to us directly, so you fully understand the defect and the ramifications in the future for you as the owner. This personalised support from a residential building inspector helps you make informed decisions about your property. We are always happy to help explain the contents and take away the fear of the unknown whenever possible. Ongoing access to a residential building inspector ensures confidence and peace of mind after you receive your report.

Question 8

What is the cost to repair or upgrade items in the report?

Accepted Answer

Under AS4349.1 we cannot offer $ values on work highlighted in the report nor recommend trade contractors to carry out repairs/upgrades. This limitation ensures a residential building inspector provides an independent and objective assessment. This approach ensures your qualified building inspector remains fully independent and unbiased. This helps to prevent unprofessional behaviour in the industry. Maintaining independence is a core responsibility of a residential building inspector under Australian Standards. The report will include the trade group needed to be involved in repair including engineers for very serious issues down to landscapers for tree trimming. A residential building inspector identifies the appropriate trade disciplines without influencing repair costs or contractor selection.
Depending on the report contents an extension of time can be requested to allow additional time to have contractors review and price options to carry out rectifications so you are not preceding blind into settlement. Guidance from a residential building inspector helps buyers understand which issues should be prioritised during this process.
Alternatively, negotiations with the agent/ seller can resolve cost issues being mindful that the dwellings are used and it is fair wear and tear in some instances. Input from a residential building inspector supports fair and informed negotiations while recognising normal wear and tear.

FAQs about Residential Building Inspections

Trained & Experienced Building Inspector Operating in the Townsville, Bowen, Ayr, Hughenden, Charters Towers and Surrounds.