A pre-sale house report is a professional building inspection conducted before you list your property for sale in Australia. It identifies structural defects, maintenance issues, pest activity, and compliance concerns so you can address them on your terms rather than having a buyer's inspector reveal them during negotiations. Reports follow Australian Standard AS 4349.1 and typically cost between $500 and $800 plus GST for a combined building and pest inspection.
Selling a property without understanding its true condition is a gamble. Around 75 percent of property transactions in Australia involve some form of price renegotiation after the buyer commissions their own inspection. When a buyer discovers defects you did not know about, you lose control of the process. The buyer may demand heavy price reductions, ask for rushed repairs, or simply walk away from the deal altogether.
A pre-sale house report puts that control back in your hands. By knowing exactly what your property's condition is before it goes on the market, you can fix problems at your own pace, choose your own contractors, set a realistic asking price, and present a transparent report that builds buyer confidence.
This checklist breaks down every area inspectors assess, how to prepare your home for the inspection, and the steps to take once you receive your report.
What Is a Pre-Sale House Report?
A pre-sale house report is a comprehensive written assessment of a residential property's condition, carried out by a licensed building inspector on behalf of the seller before the property goes to market. The report covers structural soundness, moisture issues, pest activity, compliance with building codes, and the general state of all accessible areas.
The inspection follows the same methodology used for pre-purchase inspections under Australian Standard AS 4349. The difference is who commissions it and when. Instead of a buyer ordering an inspection during the cooling-off period, the seller arranges it weeks before listing.
A pre-sale report and a vendor building report are the same thing. Different companies use different names, but the scope and standards are identical. Always confirm that the inspection follows AS 4349.1.
Why Sellers Benefit from a Pre-Sale Report
There are several practical reasons to invest in a pre-sale report before listing your property.
- You discover defects before buyers do, giving you time to repair or disclose them
- You can set a realistic asking price based on the property's actual condition
- Buyers see the report as a sign of transparency, which builds trust and speeds up offers
- You reduce the risk of contracts falling through after buyer inspections
- You protect yourself legally by demonstrating that you disclosed known issues under Australian Consumer Law
Full Checklist: What Inspectors Assess
A qualified inspector examines every accessible area of the property during a pre-sale inspection. Below is a detailed checklist of what gets assessed across each part of the home.
Structural Integrity
The structural assessment looks at the elements that hold the building together and keep it stable.
- Concrete slab or strip footings checked for cracking, movement, and subsidence
- Load-bearing walls assessed for bowing, leaning, or signs of structural movement
- Roof framing including rafters, trusses, and ridge boards examined for damage or inadequate sizing
- Floor systems including bearers and joists checked for sagging, bouncing, or rot
- Lintels above doors and windows assessed for cracking, corrosion, or deflection
- Visible cracks categorised by severity: hairline, moderate, or significant
Important
Significant structural cracking (wider than 5mm) or evidence of ongoing foundation movement may require a structural engineer's assessment beyond the scope of a standard building inspection.
Roof and Exterior
The roof and exterior are among the first areas buyers notice and the most exposed to weather damage.
- Roof covering (tiles, metal sheets, or membrane) inspected for damage, lifting, or rust
- Gutters and downpipes checked for blockages, corrosion, sagging, or incorrect fall
- Fascias and eaves assessed for rot, paint peeling, or pest damage
- Flashings around chimneys, skylights, and wall junctions inspected for gaps or lifting
- External walls and cladding checked for cracking, moisture stains, or deterioration
- Windows and doors inspected for seal failure, rot, and operational issues
- Balconies and decks assessed for structural integrity, waterproofing, and balustrade compliance
- Verandah posts and supports checked for corrosion, ant caps, and connections
Interior Condition
The interior inspection covers every room and built-in element that is accessible to the inspector.
- Walls assessed for cracking, bulging, staining, or dampness
- Ceilings checked for sagging, water stains, mould, or cracking
- Floors inspected for unevenness, squeaking, tile cracking, or soft spots
- Built-in cupboards and wardrobes checked for moisture, mould, or structural defects
- Doors tested for proper operation, alignment, and latching
- Windows inspected for condensation between panes, broken seals, and operation
- Visible electrical fittings noted for damage or obvious non-compliance
Wet Areas and Waterproofing
Water damage is one of the most common and expensive defects found in Australian homes. Inspectors pay close attention to all wet areas.
- Bathroom floors and walls checked for moisture behind tiles using a moisture meter
- Shower recesses assessed for grout condition, silicone seals, and waterproofing failures
- Laundry areas inspected for leaks around taps, basins, and appliance connections
- Kitchen areas checked for moisture around sinks, dishwashers, and plumbing penetrations
- Toilet bases inspected for movement, leaks, and floor damage
- Adjacent rooms checked for moisture migration from wet areas
Waterproofing failures in bathrooms can cost $5,000 to $25,000 or more to rectify, depending on the extent of damage. Repairs must comply with Australian Standard AS 3740. Identifying these issues before listing avoids costly mid-negotiation surprises.
Subfloor and Foundations
Where accessible, the subfloor provides information about the property's foundation health and ventilation.
- Subfloor ventilation assessed for adequate airflow and number of vents
- Stumps and piers checked for deterioration, ant capping, and movement
- Bearers and joists inspected for rot, termite damage, or inadequate support
- Moisture levels tested to identify rising damp or drainage problems
- Plumbing pipes visible in the subfloor checked for leaks or corrosion
- Evidence of previous pest treatments or chemical barriers noted
Pest and Timber Assessment
Timber pests cause hundreds of millions of dollars in damage to Australian properties each year. A combined building and pest inspection covers the following.
- Property searched for live termites, termite damage, and workings (mudding)
- Timber elements assessed for wood decay fungi (rot)
- Evidence of wood-boring insects (borer) checked across exposed timber
- Conducive conditions noted, including soil-to-timber contact, poor drainage, and stored timber
- Existing termite management systems assessed for type and condition
- Garden beds, retaining walls, and landscaping near the building checked for risk factors
Pest inspections follow Australian Standard AS 4349.3, which sets out the methodology for timber pest inspections in residential buildings.
Safety and Compliance Items
While a building inspection is not a full compliance audit, inspectors flag obvious safety issues and non-compliance with the National Construction Code (NCC).
- Smoke alarms checked for presence, type, and placement as required by state legislation
- Pool fencing assessed for compliance with Australian Standard AS 1926 and state regulations
- Balustrades and handrails checked against minimum height and opening requirements
- Staircase dimensions and safety features assessed
- Electrical switchboard noted for age, safety switches, and visible defects
- Obvious unpermitted additions or alterations flagged for further investigation
Warning
Non-compliant pool fencing, missing smoke alarms, and unsafe balustrades are items that may need to be rectified before settlement in most states. Addressing these before listing prevents delays and legal complications.
Site Drainage and External Areas
Poor drainage causes ongoing damage to foundations, subfloors, and external structures. Inspectors assess the overall site.
- Surface water drainage graded for adequate fall away from the building
- Stormwater pits and pipes checked for blockages and correct operation
- Retaining walls assessed for structural integrity, drainage provisions, and leaning
- Driveways and paths checked for cracking, heaving, or trip hazards
- Fencing inspected for structural condition and compliance where applicable
- Garages, carports, and sheds assessed for structural soundness and roofing
How to Prepare Your Home Before the Inspection
Preparing your property before the inspector arrives ensures a thorough assessment and avoids follow-up visits.
Provide access to all areas
Unlock all rooms, garages, sheds, and gates. Move furniture away from walls in areas where the inspector needs access. Open manhole covers to the roof void and subfloor if possible.
Clear around the perimeter
Trim vegetation away from external walls and fencing. Remove stored items from against the building so the inspector can check for pest activity and moisture.
Make the roof accessible
If you have a ladder, make it available. Remove any items blocking roof access points. If the roof is steep or requires special equipment, discuss this with the inspector beforehand.
Secure pets and inform occupants
Keep dogs and cats secured or off the property during the inspection. If tenants occupy the property, give them advance notice and arrange access to all rooms.
Gather documentation
Have available any council approvals, building certificates, renovation records, pest treatment certificates, and warranty documents. These help the inspector understand the property's history.
Note known issues
Write down anything you already know about, such as a leaking tap, a sticky door, or a past termite treatment. This helps the inspector investigate those areas in greater detail.
What to Do After You Receive the Report
Once the inspection is complete and you have the written report, follow these steps to get the best outcome from your pre-sale preparation.
Review Every Section
Do not skip straight to the summary. Read the full report including photographs and descriptions. If anything is unclear, call the inspector and ask them to explain the finding.
Categorise the Findings
Sort each defect into one of four groups.
| Category | Examples | Action |
|---|---|---|
| Urgent Safety Issues | Non-compliant pool fencing, missing smoke alarms, unsafe balustrades | Must be rectified before listing due to legal requirements and safety risk |
| Significant Defects | Active termites, major cracking, waterproofing failure, roof leaks | Strongly recommended to repair or obtain specialist assessment before listing |
| Maintenance Items | Blocked gutters, minor cracking, worn seals, peeling paint | Repair if cost-effective, otherwise disclose in the report |
| Cosmetic Concerns | Scuff marks, faded paint, minor grout discolouration | Address for better presentation, but unlikely to affect sale price |
Decide on Repairs
Not every defect needs fixing. Weigh the repair cost against the likely impact on sale price and buyer perception. Safety issues and compliance matters should always be addressed. For everything else, consider whether the cost of repair is less than the expected price reduction if the issue stays.
Document All Repairs
Keep itemised receipts, before-and-after photos, compliance certificates, and contractor warranties for every repair you undertake. This documentation becomes part of your disclosure package for buyers.
Share the Report Strategically
You can provide the report to all interested buyers upfront, make it available on request, or obtain an updated report after completing repairs. Talk to your real estate agent about which approach works best in your local market.
Common Defects Found in Pre-Sale Reports
Understanding the most frequently found issues helps you prepare for what your report might contain.
| Issue | How Common | Typical Repair Cost |
|---|---|---|
| Cracking in Walls and Ceilings | Very common | $200 to $1,500 |
| Blocked or Damaged Gutters | Very common | $300 to $2,000 |
| Moisture in Bathrooms or Laundries | Common | $500 to $15,000 |
| Roof Damage (Tiles or Sheeting) | Common | $500 to $5,000 |
| Subfloor Ventilation Problems | Common | $500 to $3,000 |
| Termite Damage or Activity | Moderate | $2,000 to $50,000+ |
| Foundation Movement | Moderate | $5,000 to $100,000+ |
| Non-Compliant Pool Fencing | Common (where pools exist) | $1,500 to $5,000 |
| Missing or Faulty Smoke Alarms | Common | $100 to $500 |
Pre-Sale Report Costs and Return on Investment
A pre-sale inspection is a small upfront cost that can save you thousands in avoided price reductions and failed contracts.
| Service | Cost Range | Best For |
|---|---|---|
| Building Inspection Only | $400 to $600 plus GST | Properties with recent pest treatment |
| Pest Inspection Only | $250 to $400 plus GST | Properties with recent building inspection |
| Combined Building and Pest | $500 to $800 plus GST | Most properties (best value) |
| Thermal Imaging Add-On | $100 to $200 plus GST | Suspected moisture or insulation issues |
| Pool Compliance Inspection | $150 to $300 plus GST | Properties with pools or spas |
The Numbers in Context
Consider a property valued at $900,000. If a buyer's inspection reveals defects that trigger a 3 percent price reduction, that costs you $27,000. A pre-sale inspection costing $600 to $800 gives you the chance to address those issues on your own terms or set a price that already accounts for them. Properties with pre-sale reports also tend to sell faster, reducing holding costs like mortgage payments, council rates, and insurance.
Around 15 percent of property sales fall through due to inspection findings. Each failed sale costs time, ongoing expenses, and can lead to the perception that something is wrong with the property if it sits on the market for too long.
Choosing a Qualified Inspector
The quality of your pre-sale report depends on the inspector you choose. Look for the following qualifications and attributes.
- Current building inspection licence for your state or territory
- Relevant qualifications such as a Certificate IV in Building and Construction or Diploma of Building Surveying
- Professional indemnity insurance (minimum $1 million recommended) and public liability cover
- Minimum five years of building inspection experience
- Membership with a professional association such as the Master Builders Association or Housing Industry Association
- Use of thermal imaging cameras and professional moisture detection equipment
- Clear, detailed reports with photographic evidence delivered within 24 to 48 hours
- Willingness to explain findings and answer questions after the inspection
Ask for a sample report before you book. A good report should be easy to read, well-organised, and backed by high-quality photographs showing each issue.
Key Takeaways
- A pre-sale house report identifies defects, pest activity, and compliance issues before your property goes on the market, giving you time to address problems on your terms.
- The inspection follows Australian Standard AS 4349 and covers structural integrity, roofing, interior condition, wet areas, subfloor, pests, drainage, and safety compliance.
- Preparing your home by clearing access to all areas, securing pets, and gathering documentation ensures the inspector can complete a thorough assessment.
- Not every defect needs repairing before sale. Categorise findings into safety issues, significant defects, maintenance items, and cosmetic concerns, then act accordingly.
- A combined building and pest inspection typically costs $500 to $800 plus GST, which is minimal compared to the 2 to 5 percent price reductions that commonly result from buyer-discovered defects.
- Properties with pre-sale reports sell faster and experience fewer failed contracts because buyers have confidence in what they are purchasing.
- Always choose a licensed inspector with professional indemnity insurance, appropriate qualifications, and a track record of detailed reporting.
- Conduct the inspection 4 to 8 weeks before your planned listing date to allow time for repairs, documentation, and an updated report if needed.
Frequently Asked Questions
QWhat does a pre-sale house report include in Australia?
A pre-sale house report in Australia covers the structural condition of the property, roof and exterior elements, interior spaces, wet area waterproofing, subfloor and foundations, timber pest assessment, safety compliance, and site drainage. The report follows Australian Standard AS 4349.1 and includes written descriptions, defect categorisation, and photographic evidence for each finding. Combined building and pest reports also cover termite activity, wood decay, and conducive conditions under AS 4349.3.
QHow much does a pre-sale building inspection cost?
A combined building and pest inspection for a standard residential property in Australia typically costs between $500 and $800 plus GST. A building-only inspection ranges from $400 to $600 plus GST, while a pest-only inspection costs $250 to $400 plus GST. Additional services like thermal imaging ($100 to $200) or pool compliance ($150 to $300) incur extra charges. Costs vary depending on property size, location, construction type, and the inspection company.
QIs a pre-sale inspection legally required in Australia?
No. Pre-sale inspections are not legally mandated in any Australian state or territory. However, they are strongly recommended by real estate professionals and consumer protection agencies. Under Australian Consumer Law, sellers must not engage in misleading or deceptive conduct. A pre-sale inspection helps you identify and disclose known defects, reducing the risk of legal disputes after settlement. Many real estate agents now recommend pre-sale reports as standard practice.
QWhen should I get a pre-sale inspection done before listing?
The best time to arrange a pre-sale inspection is 4 to 8 weeks before your planned listing date. This provides enough time to review the report, obtain repair quotes, complete any necessary work, and potentially arrange an updated inspection documenting the improved condition. If your property has known issues that may require extensive repairs, consider getting the inspection even earlier to allow more time.
QDo I have to share the pre-sale report with buyers?
There is no legal requirement to share a pre-sale report with buyers. However, sharing it is strongly recommended because it demonstrates transparency and builds trust. Under Australian Consumer Law, you are prohibited from concealing known significant defects. Providing the report shows good faith and reduces the risk of post-sale legal claims. Many sellers choose to make the report available to all interested buyers as part of their marketing strategy.
QWill buyers still get their own inspection if I provide a pre-sale report?
Many buyers will still commission their own building inspection, particularly if their lender requires it or they prefer to use an inspector they trust. However, your pre-sale report still provides significant value. It reduces the risk of unexpected findings that could derail the sale, demonstrates your transparency as a seller, and provides evidence of good faith disclosure. Some buyers may choose to proceed without their own inspection if they are satisfied with the quality and recency of your report.
QHow long is a pre-sale inspection report valid?
Pre-sale inspection reports are generally considered current for 30 to 90 days. Buyers and their advisors prefer reports that are less than 90 days old to ensure the information reflects the property's present condition. If your property has been on the market for longer than this, consider getting an updated inspection, especially if weather events or seasonal changes may have affected the property. Some inspection companies offer discounted re-inspection rates.
QShould I fix everything the pre-sale report identifies?
No. A strategic approach to repairs produces better results. Safety issues and compliance items such as pool fencing, smoke alarms, and unsafe balustrades should always be fixed before listing. For other defects, compare the repair cost to the likely price reduction if the issue remains. Some items are better disclosed with a corresponding price adjustment rather than repaired. Cosmetic issues that create poor first impressions are usually worth addressing, while minor maintenance items may not warrant the expense.
QWhat happens if the pre-sale inspection finds termites?
If the inspection discovers live termites or significant termite damage, you should engage a licensed pest control professional to treat the infestation and assess the extent of the damage. Timber elements affected by termites may need to be replaced by a licensed builder. You are obligated not to mislead buyers about known termite issues. After treatment and repairs are completed, obtain written documentation from the pest control company and consider getting an updated pest inspection to confirm the property is clear before listing.
QWhat is the difference between a pre-sale inspection and a pre-purchase inspection?
Both inspections follow the same methodology and standards under AS 4349, but they are commissioned by different parties at different stages. A pre-sale inspection is arranged by the seller before the property is listed, giving the seller time to repair issues and present the property transparently. A pre-purchase inspection is arranged by the buyer during the due diligence or cooling-off period, allowing the buyer to make an informed purchase decision. The scope and thoroughness of the assessment are the same in both cases.
QCan a pre-sale report help me sell my property faster?
Yes. Properties with pre-sale inspection reports typically sell faster because buyers have greater confidence in what they are purchasing. The report removes uncertainty, reduces the chance of renegotiation after buyer inspections, and lowers the risk of contract collapse. Buyers are more willing to make quicker decisions when they have reliable information about the property's condition. Industry data shows that around 15 percent of property sales fail due to inspection findings, and a pre-sale report helps prevent this.
QWhat qualifications should a pre-sale building inspector have?
A qualified pre-sale building inspector in Australia should hold a current building inspection licence for the relevant state or territory. Relevant qualifications include a Certificate IV in Building and Construction (Building), a Diploma of Building Surveying, or equivalent. The inspector should also carry professional indemnity insurance (minimum $1 million) and public liability insurance, have at least five years of inspection experience, and ideally be a member of a recognised professional association such as the Master Builders Association or Housing Industry Association.
References and Resources
- NSW Fair Trading - Buying and Selling Property - NSW vendor obligations and consumer protection
- Consumer Affairs Victoria - Buying and Selling Property - Victoria vendor disclosure requirements
- Queensland Government - Buying and Selling Property - Queensland property transaction regulations
- Australian Competition and Consumer Commission (ACCC) - Australian Consumer Law and consumer guarantees
- Australian Building Codes Board (ABCB) - National Construction Code and building standards
- Standards Australia - AS 4349 Building Inspection Standards
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Preparing to sell your property? Owner Inspections provides comprehensive pre-sale building and pest inspection reports that help you understand your property's condition, address issues before listing, and present a transparent report to buyers. Our licensed inspectors operate across NSW, Victoria, and Queensland. Get a quote today or call us on 1300 471 805.