Building Inspection vs Building and Pest Inspection: Which Do You Need?

When you are buying a property in Australia, one of the first decisions you will face is whether to book a building inspection or a combined building and pest inspection. They sound similar, but there is an important difference. A standard building inspection evaluates the structural condition and general safety of a property. A building and pest inspection does all of that and adds a dedicated timber pest assessment on top.

Choosing the wrong option can leave you exposed to thousands of dollars in undetected damage. This guide explains exactly what each inspection covers, how the costs compare, and when it makes sense to pay for the combined service.

What Does a Building Inspection Cover?

A building inspection is carried out in accordance with Australian Standard AS 4349.1. A licensed building inspector examines all reasonably accessible areas of the property and provides a written report detailing any defects found.

A typical building inspection covers:

• Structural elements such as foundations, footings, load-bearing walls, beams, columns, and floor systems
• Roof exterior including tiles or metal sheeting, flashings, valleys, gutters, and downpipes
• Roof void where accessible, checking framing, insulation, ventilation, and signs of leaks
• Subfloor including stumps, bearers, joists, and ventilation
• Interior covering walls, ceilings, floors, windows, doors, and wet areas
• Exterior including cladding, decks, balconies, retaining walls, fencing, and drainage
• Safety items such as smoke alarms, handrails, balustrades, and electrical switchboard condition

The inspector will classify defects by severity (minor, significant, or major) and note any areas that were not accessible. A quality report also includes photographs and recommendations for repairs or further specialist investigation.

What a building inspection does not cover is a detailed assessment of timber pest activity. The inspector may note visible signs of termite damage if they happen to observe it, but a standard building inspection does not include the systematic pest evaluation required by AS 4349.3.

What Does a Building and Pest Inspection Cover?

A building and pest inspection combines the full building assessment described above with a dedicated timber pest inspection conducted under AS 4349.3. The pest component is typically carried out by a licensed pest inspector, and in many firms, this is a separate specialist who works alongside the building inspector.

The timber pest inspection adds the following:

• Termite detection using moisture meters, thermal imaging cameras, and tapping tools to identify active termite colonies or evidence of past activity
• Timber borer assessment looking for exit holes, frass (sawdust), and structural weakening caused by borers
• Fungal decay identification checking for wood rot in subfloor timbers, framing, and other structural timber
• Conducive conditions documenting factors that increase pest risk, such as poor drainage, timber-to-soil contact, garden beds against walls, and inadequate subfloor ventilation
• Treatment history review noting any existing termite management systems, chemical barriers, or baiting stations

The pest inspector will provide a separate report (or a combined report) that grades the risk level and recommends treatment or preventative measures.

Key Differences at a Glance

Cost Comparison

The price difference between the two inspection types is smaller than many buyers expect. In most Australian capital cities, a standalone building inspection costs between $400 and $700 depending on property size and location. A combined building and pest inspection typically costs between $500 and $900.

That means the pest component adds roughly $100 to $250 to the total cost. When you consider that termite damage repair bills regularly exceed $10,000 and can climb above $100,000 for severe infestations, the additional outlay for a pest inspection is marginal.

Booking both services together as a combined inspection is almost always cheaper than booking them separately. Most inspection companies offer a bundled rate, and scheduling both at the same time also means less disruption to the vendor and the selling agent.

When You Need a Building Inspection Only

A building-only inspection may be sufficient in a narrow set of circumstances:

• High-rise apartments where the unit is above ground level and there is no direct timber-to-ground contact. Termite risk in upper-floor apartments is very low, though not zero.
• Recent pest report available. If the vendor has a current (within the past three months) timber pest inspection report from a reputable company, you might rely on that and commission a building inspection only. Always verify the report's currency and the inspector's credentials.
• Concrete or steel construction with no significant timber framing. Some commercial and industrial properties use no structural timber, which reduces the relevance of a pest inspection.

Even in these scenarios, it is worth discussing the decision with your inspector. They may identify conditions that increase pest risk beyond what you would expect.

When You Need a Building and Pest Inspection

For the vast majority of residential property purchases in Australia, a combined building and pest inspection is the appropriate choice. This is especially true when:

• The property has a timber subfloor or timber framing. Most Australian houses, including brick veneer homes, use timber framing for walls and roof structures. Termites target these timbers whether the house looks like a "timber house" or not.
• The property is in a high-risk termite zone. The CSIRO has mapped termite risk across Australia, and most of the populated coastline falls within moderate to very high risk areas. Queensland, northern NSW, and parts of Western Australia carry the highest risk.
• The property is older. Homes built before modern termite management systems were standard are more vulnerable, particularly if chemical barriers have expired or were never installed.
• You are buying a house with a garden. Landscaping, mulch, garden beds, and trees near the house create conditions that attract termites.
• There are signs of previous termite treatment. Drill holes in concrete paths, bait stations in the yard, or chemical application records suggest a known termite history that warrants fresh assessment.
• Your lender requires it. Some mortgage lenders require a building and pest inspection report before approving a home loan, particularly in high-risk termite areas.

Our Recommendation

For any freestanding house, townhouse, villa, or duplex purchase in Australia, we recommend a combined building and pest inspection without exception. The cost difference is small, the protection is significant, and the peace of mind is well worth it.

Termite damage is one of the most expensive defects to repair, and it is also one of the most preventable when detected early. A pest inspection identifies not just existing damage but also the conditions that make future infestation likely. This allows you to take preventative action before a problem develops.

If you are buying an upper-floor apartment in a concrete building, a building-only inspection is usually adequate. But if there is any timber framing or if the building has a history of pest issues, add the pest component.

The bottom line is simple: unless you have a clear reason to exclude the pest inspection, include it. The small additional cost protects you against one of the biggest financial risks in Australian property ownership.

For a complete overview, see our guide to pre-purchase building and pest inspections.