How Long Does a Pre-Purchase Inspection Take?

If you are buying a property and wondering how long the inspection process will take, the short answer is that the on-site inspection runs for about 1.5 to 2.5 hours and the written report is typically delivered within 24 hours. But there is more to the timeline than just those two numbers.

Understanding the full process from booking through to receiving your report helps you plan around auction dates, cooling-off deadlines, and contract conditions. This guide breaks down the timeline step by step so you know exactly what to expect.

On-Site Inspection Time

For a standard three-bedroom house, a comprehensive building and pest inspection takes approximately 1.5 to 2.5 hours on-site. This includes both the building component and the timber pest assessment.

Here is a general guide based on property type:

These times cover a thorough inspection. Be cautious of inspectors who promise to complete a full house inspection in under an hour. A comprehensive assessment takes time, and rushing through it increases the risk of missing important defects.

What Happens During the Inspection

A pre-purchase inspection follows a systematic process. Understanding the sequence helps you appreciate why it takes as long as it does.

Exterior assessment (30 to 45 minutes). The inspector walks the full perimeter of the property, examining external walls, cladding, windows, doors, roofline, gutters, downpipes, drainage, paths, driveways, retaining walls, fencing, and landscaping. They look for cracking, water damage, deterioration, and conditions that might attract pests.

Subfloor inspection (15 to 30 minutes). If the property has a subfloor that is accessible via a crawl space, the inspector will enter and examine stumps, bearers, joists, bracing, plumbing, and ventilation. They also check for moisture, termite activity, and timber decay. Not all properties have accessible subfloors.

Roof void inspection (15 to 30 minutes). The inspector accesses the roof space through a manhole and checks the roof framing, insulation, ventilation, electrical wiring, and signs of water penetration or pest activity.

Interior assessment (30 to 45 minutes). Every room is inspected, including walls, ceilings, floors, doors, windows, wet areas (bathrooms, laundry, kitchen), built-in fixtures, and the electrical switchboard. The inspector uses moisture meters in wet areas to check for leaks.

Pest inspection (20 to 40 minutes). The timber pest assessment often overlaps with the building inspection but involves additional tools such as thermal imaging cameras, moisture meters, and tapping tools. The inspector checks all accessible timbers for evidence of termites, borers, and fungal decay, and documents any conducive conditions.

Site notes and wrap-up (10 to 15 minutes). The inspector completes their on-site notes, photographs, and measurements. If you are present, they will walk you through the key findings and answer your questions at this stage.

Report Delivery Timeline

Most reputable inspection companies deliver the written report within 24 hours of the on-site inspection. Some offer same-day delivery, particularly when auction deadlines or contract conditions require a fast turnaround.

The report preparation process involves:

• Organising and annotating hundreds of photographs
• Writing detailed descriptions of each defect found
• Classifying defects by severity (minor, significant, or major)
• Documenting areas that could not be accessed and explaining why
• Preparing recommendations for repairs or further specialist investigation
• Reviewing the report for accuracy before delivery

A comprehensive report for a standard house typically runs 30 to 60 pages. Some inspectors deliver longer reports for larger or more complex properties.

If you need the report before a specific deadline (for example, before the end of a cooling-off period), make sure you communicate this when booking the inspection. Most companies can accommodate tight timelines when given advance notice.

Factors That Affect Duration

Several factors can make an inspection take longer or shorter than average.

Property size and complexity. Larger homes take longer. Multi-level homes, homes with extensions, or properties with multiple outbuildings (sheds, granny flats, garages) all add to the inspection time.

Property age. Older homes often require more time because they are more likely to have accumulated defects, undergone renovations of varying quality, and developed issues related to aging materials. Homes built before 1990 may also require asbestos identification.

Accessibility. If the subfloor is restricted by low clearance, the roof void is difficult to access, or furniture and stored items block walls and floors, the inspection takes longer. Poor accessibility can also limit what the inspector can assess.

Property condition. A well-maintained property in good condition is quicker to inspect because there are fewer issues to document. A property with significant defects, active leaks, or extensive damage requires more time for thorough documentation.

Weather conditions. Heavy rain can delay or extend external inspections. Wet conditions can also make subfloor and roof access unsafe, potentially requiring a return visit to complete those sections.

Combined inspections. A building-only inspection is faster than a combined building and pest inspection. The pest component adds approximately 20 to 40 minutes depending on the property and the level of risk.

The Full Timeline From Booking to Report

Here is a typical timeline for the entire inspection process:

In urgent situations, many inspection companies can arrange same-day or next-day inspections and deliver the report within hours of completing the on-site work. This is common before auctions, where buyers may only have a few days to arrange an inspection.

What to Expect if You Attend

Attending the inspection is highly recommended. It gives you the chance to see issues firsthand and ask the inspector questions in context. Here is what typically happens:

Arrival. The inspector will meet you and the real estate agent at the property. They may briefly explain their process before starting.

During the inspection. The inspector works methodically through the property. You are welcome to follow along, but give them space to concentrate. Many inspectors prefer to complete their assessment first and then walk you through the findings.

End-of-inspection summary. After completing the on-site work, the inspector will give you a verbal summary of their key findings. This is your opportunity to ask about anything you noticed during the inspection. The verbal summary is not a substitute for the written report, but it gives you an early indication of any significant concerns.

After the inspection. The written report will follow within the agreed timeframe. Some inspectors offer a follow-up phone call to discuss the report in detail once you have had time to read it.

Plan to spend 2 to 3 hours at the property if you are attending. This allows time for the inspection itself plus the verbal summary and any questions.

Tips for a Smooth Inspection

To help the inspection run efficiently and produce the best possible results:

• Book early. Do not wait until the last minute. Inspectors in busy markets can be booked out days in advance, especially around auction weekends.
• Communicate deadlines. If you have a cooling-off deadline or auction date, tell the inspection company when you book so they can prioritise report delivery.
• Confirm access. Make sure the real estate agent knows the inspection is happening and that the property will be accessible, including subfloor hatches, roof access, and locked areas.
• Clear the path. If you already own the property (for example, a pre-sale inspection), move stored items away from walls, clear subfloor access points, and ensure the roof manhole is accessible.
• Ask about the scope. Confirm what the inspection does and does not cover when you book. If you want additional assessments (such as asbestos testing or a pool inspection), ask whether these can be included.
• Attend if possible. Being there gives you context that no report can fully replicate.

A pre-purchase inspection is one of the most important steps in buying a property. Understanding the timeline helps you plan effectively and ensures you have the information you need before making one of the biggest financial decisions of your life.

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