Planning to buy or sell a home in Hobart? Or just want to know the condition of your property? If you’re buying property, understanding the inspection process is crucial. A building inspection is a vital step in the process. But what exactly do inspectors check?
This guide breaks it down room by room, so you’ll know what’s being looked at, why it matters, and what could be a red flag. Whether you’re a first-time buyer or a seasoned homeowner, being aware of property inspections is essential for any home buyer to feel more informed and confident.
Why Room-by-Room Building Inspections Matter
A professional building inspector examines each space in the home for safety, structure, moisture, wear and tear, and compliance with building standards. Their goal is to find hidden issues before they turn into major problems.
Common problems include:
- Water leaks or damage
- Structural movement
- Mould and damp
- Unsafe wiring or plumbing
- Pest damage
- Poor ventilation
- Hidden defects such as plumbing or structural issues
- Non-compliant renovations
A room-by-room approach ensures no area is overlooked—and gives you a full picture of the property’s condition.
General Living Areas
| Item Checked | What They’re Looking For |
| Floors | Uneven surfaces, soft spots, sagging, or movement |
| Walls and ceilings | Cracks, fine cracks that may indicate underlying problems, water stains, mould, paint issues |
| Windows and doors | Alignment, sealing, locks, frame condition |
| Power points and switches | Safe installation, working order |
| Smoke alarms | Proper placement and functionality |
| Ventilation | Airflow from windows or vents |
Kitchen
| Item Checked | What They’re Looking For |
| Sink and tap plumbing | Leaks, water pressure, proper drainage |
| Appliances | Safe installation, operational testing |
| Rangehood/exhaust fan | Venting to outside, filter condition |
| Electrical outlets | Safety near water (GFCI/RCD compliant) |
| Cabinets and benchtops | Stability, water damage, wear and tear |
| Flooring | Slip resistance, water damage, condition |
Bathrooms
| Item Checked | What They’re Looking For |
| Taps, shower, bath, toilet | Working order, no leaks, secure fittings |
| Tile and grout | Waterproofing, cracks, mould |
| Drainage | Floor slope, proper water flow |
| Ventilation | Exhaust fan or openable window |
| Water damage | Signs of leaks behind walls, ceiling, or floor |
| Fixtures | Installed correctly and sealed |
Bedrooms
| Item Checked | What They’re Looking For |
| Windows | Operational, locks, security, safety (2nd storey) |
| Wardrobes and storage | Condition, moisture/mould, signs of pests |
| Flooring | Soft spots, warping, uneven surfaces |
| Lighting and outlets | Operational and safe |
| Doors | Easy operation, alignment, privacy locks, condition of door frames for signs of damage or wear |
Attic or Roof Space
| Item Checked | What They’re Looking For |
| Roof frame and structure | Sagging, cracks, timber rot |
| Insulation | Condition, coverage, placement |
| Ventilation | Soffit or ridge vents working properly |
| Moisture | Stains, leaks, mould growth |
| Pests | Nests, droppings, insulation damage |
Subfloor or Crawl Space
| Item Checked | What They’re Looking For |
| Foundation | Cracks, moisture issues, movement |
| Timber supports | Pest/termite damage, dry rot, warping, evidence of termite activity affecting structural integrity |
| Pipes and cables | Secure, no leaks or exposure |
| Drainage | Evidence of pooling water or flooding |
| Ventilation | Airflow to prevent damp or decay |
Exterior and Roof
| Item Checked | What They’re Looking For |
| Roof surface | Broken tiles, rust, leaks, loose sheets |
| Gutters and downpipes | Blockages, slope, overflow issues, drainage check to ensure proper water flow away from the property |
| Exterior walls | Cracks, flaking paint, weather damage, inspection of external walls for large cracks and structural concerns |
| Windows and doors | Weather seals, water-tightness |
| Decks and stairs | Structural stability, rot, handrails |
| Driveways and paths | Cracks, trip hazards, drainage problems |
In a bushfire-prone area like Fern Tree or Tolmans Hill, windows and doors should be checked for compliance with safety standards.
It’s also important to check for illegal alterations to ensure all renovations or extensions comply with local regulations.
Inspecting the Property’s Foundation
The foundation is the backbone of any property, and a thorough inspection is crucial for uncovering hidden structural issues. A qualified building inspector will carefully examine the base of the building for signs of trouble, such as cracks in the walls, uneven or sloping floors, and evidence of water damage or rising damp. These issues can point to deeper structural problems that may affect the safety and longevity of the home.
During an inspection, the inspector will look for movement in the foundation, check for moisture intrusion, and assess whether repairs or further investigation is needed. Since foundation problems can be costly and complex to fix, it’s important to choose an inspector who carries full professional indemnity insurance and is committed to a thorough inspection process. This ensures you receive an accurate assessment and helps you avoid unexpected repair costs down the track.
Inspecting for Pests and Rodents
Pest inspections are a vital part of any property inspection checklist. Pests like termites, European house borers, and rodents can cause significant, and often hidden damage. A professional pest inspector will look for signs of activity such as droppings, nests, or timber damage that may compromise the structure or reduce the home’s value.
A comprehensive pest inspection covers all accessible areas, including roof spaces, subfloors, and outdoor structures, to make sure no issues are missed. The final report will outline any pest evidence along with clear recommendations for treatment or prevention. Addressing these issues early can save you from expensive repairs and keep the property in good condition over time.
Specialised Inspections: What Else Might Be Needed?
While standard building inspections cover most of the major components, sometimes specialised checks are necessary. Your building inspector might recommend these if the home is older, has unusual features, or shows signs of specific issues. For example, a plumbing inspection may be needed if there are signs of slow drainage, leaks, or ageing pipes. Likewise, an electrical inspection is a good idea if the wiring looks outdated or potentially non-compliant.
Other specialised inspections might include asbestos testing, pool safety checks, or bushfire risk assessments. Following your inspector’s advice ensures every potential risk is properly assessed, giving you more confidence in your purchase and helping you plan any future maintenance wisely.
Major Systems and Safety Checks
| Item Checked | What They’re Looking For |
| Wiring and outlets | Exposed wires, age, compliance, checking for faulty wiring and potential fire hazards |
| Plumbing system | Leaks, water pressure, corrosion |
| Hot water unit | Operation, safety, location, leaks |
| Heating/cooling systems | Function, ventilation, safety |
| Smoke/CO alarms | Placement, test button |
| Asbestos (older homes) | Identified if suspected, flagged for testing |
Homes built before a certain period may have outdated electrical systems, so special attention should be given to their inspection.
What to Ask Before Booking an Inspection
Choosing the right inspector is just as important as the inspection itself. Selecting a reputable inspection service ensures a thorough assessment and a reliable, detailed report. Before booking, ask:
- Are you licensed and insured?
- What’s included in your inspection report?
- Will you inspect the roof space and subfloor?
- How soon will I receive the report?
- What factors influence the content and accuracy of the final report?
- Do you provide photos and maintenance recommendations?
A good inspector will walk you through the process, point out key issues in person, and provide a detailed, easy-to-read report.
Bonus: Pre-Inspection Checklist You Can Use
This table gives you a quick overview of what to look for during your own walk-through, even before the inspector arrives. Make sure all accessible areas are thoroughly inspected, as different types of properties, such as strata schemes or company title properties, may have specific areas and features that require attention.
| Room | Quick Checklist |
| Living areas | Test windows and doors, check for cracks or stains on walls |
| Kitchen | Run taps, open cupboards, check exhaust fans |
| Bathroom | Check tile/grout, run shower, inspect for mould |
| Bedrooms | Open windows, check power points and lighting |
| Roof space | Look for insulation and signs of leaks |
| Subfloor | Check for damp, movement, or pest signs |
| Exterior | Inspect gutters, downpipes, cracks in render or brickwork |
| Systems | Ask about electrical upgrades, plumbing, hot water age |
Reviewing the Inspection Report: What to Look For
After your building inspection is complete, you’ll receive a professional building inspection report detailing the property’s condition. It’s important to review this inspection report carefully, as it provides a comprehensive overview of the roof, walls, floors, foundation, and other key areas. Look for clear descriptions of any structural issues, water damage, or pest activity, as well as any significant problems that may require urgent repairs.
A thorough inspection report should also include recommendations for maintenance and repairs, along with supporting photos or videos where possible. This documentation is invaluable for understanding the true state of the property and for negotiating with sellers or planning future repairs. Make sure the report complies with relevant standards and provides enough detail to help you make an informed decision about the property.
Tips for Buyers and Homeowners
- Take photos or notes: Especially if issues are found
- Ask about next steps: Some issues may require a specialist (electrician, plumber, etc.)
- Get quotes: Use the inspection report to get accurate repair costs
- Use the findings to negotiate: Sellers often reduce price or agree to repairs based on reports
- If you encounter disputes or complex issues in the inspection report, seek legal advice before proceeding.
- If you need to end a sale or exercise a cooling-off period, provide written notice to the seller or agent as required.
- Consider the full costing of repairs and potential legal or insurance implications before making a final decision.
What It Costs and Why It’s Worth It
A full building inspection usually costs between $650–$1500, depending on property size and location. But the value is far higher.
One inspection could uncover issues like:
- A $5,000 leaking roof
- Timber damage that could cost $10,000+
- Unsafe wiring that voids insurance
- Drainage problems that lead to flooding
In short, skipping a building inspection might cost you tens of thousands in repairs, or worse, leave you stuck with a home you can’t insure or sell later.
However, it’s important to note that a building inspection report should not be mistaken for an insurance policy or certificate of coverage.
Pre-Settlement Inspection: The Final Walkthrough
The pre-settlement inspection is your last chance to ensure the property is in the same condition as when you agreed to buy it. This final walkthrough allows you to check that all agreed-upon repairs have been completed and that no new issues have arisen since the initial inspection. It’s important to conduct a thorough inspection of every room, appliance, and system, making sure everything is working as expected and that the property meets your expectations.
If you discover any problems, such as damage, missing fixtures, or incomplete repairs, raise them with the seller or agent immediately to avoid unexpected repair costs after settlement. A careful pre-settlement inspection helps protect your investment and ensures a smooth transition into your new home, giving you peace of mind that the property is ready for you to move in or take ownership.
Why a Building Inspection Is Worth It
A thorough building inspection goes beyond surface-level issues. It helps you understand the true condition of a property, room by room, system by system. With this guide, you know what’s typically included and what to look out for during the process.
Fill out the contact form today and get the clarity you need before you commit.
