A thorough property site inspection in Australia should cover the foundation, walls, ceilings, flooring, plumbing, electrical systems, roof, exterior cladding, gutters, drainage, and landscaping. It is recommended to conduct a full property health check at least once a year, with additional inspections after severe weather events. While homeowners can perform basic visual checks, a professional building inspection under Australian Standard AS 4349.1 provides a far more detailed and reliable assessment of your property's condition.
Regular property maintenance is not just about keeping your home looking good. It is about catching small issues before they turn into costly repairs. A cracked tile left unchecked can lead to water damage in the subfloor. A minor plumbing leak behind a wall can cause mould growth and structural timber decay. By conducting regular inspections, you protect both your investment and the safety of everyone living in the property.
Preparing for Your Inspection
Before you start your property health check, a little preparation makes the process more effective and thorough.
- Create a comprehensive checklist covering all areas of your property so nothing is missed
- Gather basic tools: a torch, screwdriver, notepad, tape measure, and a phone or camera for photos
- Schedule utility access if you need to turn water or gas on or off during the inspection
- Wear appropriate clothing and sturdy footwear for safe movement around the property, including subfloor and roof areas
- Allow enough time to inspect all areas without rushing
Inspecting the Interior
The interior inspection covers your home's structural elements, services, and safety features. Work through each area systematically.
Foundation
Start from the ground up. Look for cracks in foundation walls or floors, signs of water leakage or staining, and uneven surfaces. Hairline cracks in concrete are common and usually cosmetic, but wider cracks (over 5mm) or cracks that change direction may indicate structural movement that needs professional assessment.
Walls and Ceilings
Check walls and ceilings throughout the home for cracks, water stains, bubbling paint, and any signs of mould growth. Horizontal cracks in plasterboard can indicate foundation movement. Water stains on ceilings often point to a roof leak or plumbing issue above. Early detection of these problems prevents far more expensive repairs later.
Flooring
Inspect floors for warping, buckling tiles, loose floorboards, or soft spots. These can create tripping hazards and often indicate moisture problems underneath. In wet areas like bathrooms and laundries, check for any signs of failed waterproofing such as discolouration or lifting tiles.
Doors and Windows
Test that all doors and windows open and close smoothly. Check for draughts that may indicate poor sealing or gaps in the frames. Examine window and door frames for any rot, swelling, or damage. Draughty windows and doors increase your energy bills and reduce indoor comfort.
Plumbing
Look for visible leaks around pipes, taps, and drains. Check for rust on fixtures and fittings. Test that all sinks, showers, and toilets drain properly. Slow drainage may indicate a blockage in the waste pipes. Look under sinks and in the laundry for any damp patches or water staining that suggest a hidden leak.
Electrical
Visually inspect for exposed wires, flickering lights, discoloured power points, or warm-to-touch switch plates. Check that all power points and light switches function correctly. For a thorough assessment of your electrical system, always engage a licensed electrician, as electrical work is not something to tackle yourself.
HVAC and Ventilation
Check air conditioning filters for dust buildup and replace them if needed. Inspect vents for proper airflow and make sure exhaust fans in bathrooms and kitchens are working. Good ventilation reduces moisture buildup and helps prevent mould growth. Consider scheduling professional maintenance for your heating and cooling systems at least once a year.
Fire Safety
Test smoke alarms by pressing the test button. Replace batteries if needed and check the manufacture date, as smoke alarms must be replaced every 10 years under Australian regulations. Check that fire extinguishers are within their service date. Make sure everyone in the household knows the escape routes.
| What to Check | Red Flags | |
|---|---|---|
| Foundation | Cracks, water leakage, uneven surfaces | Cracks wider than 5mm, diagonal cracking, doors not closing |
| Walls and Ceilings | Cracks, water stains, mould, bubbling paint | Horizontal cracks, recurring stains after rain |
| Plumbing | Leaks, drainage speed, rust, water pressure | Persistent damp patches, discoloured water, low pressure |
| Electrical | Exposed wires, flickering lights, warm outlets | Burning smell, tripping circuit breakers, sparking |
| Roof | Missing tiles, rust, flashing, sagging, leaks | Sagging roofline, daylight visible in roof cavity |
Inspecting the Exterior
Your property health check should extend to every area outside the building envelope.
Roof
The roof is your home's primary defence against weather. From the ground, look for missing or damaged tiles, loose or corroded flashing around chimneys and vents, and any visible sagging. If safe to access, inspect the roof cavity from inside for daylight penetrating through gaps, water stains on timbers, and signs of pest activity.
Cladding and Gutters
Inspect external cladding (brick, weatherboard, render, or fibre cement) for cracks, gaps, damage, or signs of moisture intrusion. Check gutters and downpipes for blockages, rust, or damage. Blocked gutters cause water to overflow and pool against the building, which can lead to foundation issues and rising damp.
Driveways and Pathways
Look for cracks in concrete or pavers, uneven surfaces that could create tripping hazards, and any areas where the surface has sunk or shifted. Poor drainage around pathways can direct water towards the building rather than away from it.
Foundation (Exterior)
Walk around the outside of the building and check the foundation for visible cracks, erosion around the base, or soil buildup that covers the damp-proof course or slab edge. The base of the building should always remain visible for inspection, particularly in termite-prone areas.
Landscaping and Drainage
Check that the ground slopes away from the building to prevent water pooling against the foundation. Look for overgrown vegetation that blocks subfloor vents, conceals the building base, or presses against external walls. Remove dead trees or large branches that could fall on the building during storms.
Keep garden beds, mulch, and soil at least 75mm below the damp-proof course or weep holes. Soil or mulch piled against the base of a building can bridge the damp-proof course and create pathways for moisture and termites.
Additional Considerations
Local Building Regulations
Before carrying out any repairs identified during your inspection, check with your local council about permit requirements. Some repairs, particularly structural work or changes to the building envelope, may require a building permit or development application.
When to Call a Professional
While a DIY property health check is valuable for ongoing maintenance, certain areas require professional expertise:
- Electrical work must be carried out by a licensed electrician under Australian law
- Structural concerns such as large cracks, sagging floors, or foundation movement require a structural engineer's assessment
- Plumbing repairs beyond basic tap washers should be handled by a licensed plumber
- Roof repairs at height should be left to licensed tradespeople for safety reasons
- Suspected asbestos must only be tested and removed by a licensed professional
DIY vs Professional Property Inspection
| Scope | Tools | Suited For | |
|---|---|---|---|
| DIY Property Health Check | Visual inspection of accessible areas | Basic (torch, camera, notepad) | Ongoing maintenance between professional inspections |
| Professional Building Inspection | Comprehensive inspection including subfloor, roof cavity, and all accessible areas | Moisture meters, thermal imaging, pest detection equipment | Annual assessments, pre-purchase, pre-sale, and after weather events |
A professional building inspection conducted under AS 4349.1 provides a far more detailed and reliable assessment than a DIY check. Inspectors use moisture meters, thermal imaging cameras, and other specialist tools to identify issues hidden behind walls, under floors, and in roof cavities that are not visible to the naked eye.
Key Takeaways
- Conduct a full property health check at least once a year, with additional inspections after severe weather events.
- Interior checks should cover the foundation, walls, ceilings, flooring, plumbing, electrical systems, HVAC, and fire safety.
- Exterior checks should include the roof, cladding, gutters, driveways, foundation, landscaping, and drainage.
- Cracks wider than 5mm, recurring water stains, and a sagging roofline are red flags that need immediate professional assessment.
- Electrical, structural, and plumbing issues should always be assessed and repaired by licensed professionals.
- A professional building inspection under AS 4349.1 provides a more comprehensive and reliable assessment than a DIY check.
- Keeping detailed records of inspections and repairs creates a valuable maintenance history for your property.
Frequently Asked Questions
QHow often should I conduct a property health check?
A thorough property inspection should be carried out at least once a year. In areas with extreme weather conditions, such as coastal regions or areas prone to storms and flooding, seasonal checks are beneficial. You should also inspect your property after any significant weather event like a hailstorm, cyclone, or heavy rainfall.
QCan a property health check improve my home's energy efficiency?
Yes. Checking for draughts around doors and windows, inspecting insulation in the roof cavity, and ensuring your HVAC system is functioning efficiently are all part of a thorough property inspection. Addressing these issues can lead to noticeable reductions in heating and cooling costs.
QWhat should I do if I find problems beyond my repair skills?
If you encounter issues that require specialist knowledge, such as structural cracks, electrical faults, or plumbing failures, hire a licensed professional. Attempting repairs outside your skill level can make the problem worse and may not comply with Australian building regulations.
QShould I keep records of my inspections and repairs?
Yes. Documenting your inspections with photos, dates, and notes on any repairs carried out creates a maintenance history for your property. This is valuable for your own reference, for insurance claims, and for prospective buyers if you decide to sell.
QWhat signs of pest infestation should I look for during an inspection?
Look for mud tubes on foundations or walls (termites), visible damage to timber structures, droppings, nesting materials, and actual sightings of pests. Hollow-sounding timber when tapped and fine powdery residue near timber elements can also indicate termite activity. If you suspect pests, contact a licensed pest inspector for a professional assessment.
QHow can I make sure my property is safe from fire hazards?
Test smoke alarms monthly and replace batteries annually. Check that smoke alarms are less than 10 years old, as they must be replaced after this period under Australian regulations. Keep fire extinguishers within their service date and accessible. Avoid overloading power outlets and have your electrical system inspected by a licensed electrician if you notice any faults.
QWhat areas are commonly overlooked during a property health check?
The most commonly overlooked areas include the roof cavity, subfloor space, the exterior foundation at ground level, gutters and downpipes, and the condition of weep holes and subfloor vents. These areas often harbour early signs of moisture damage, termite activity, and structural issues that are not visible from inside the home.
QCan a property health check reveal foundation problems?
Yes. During both the interior and exterior inspection, look for cracks in the foundation, uneven floors, doors and windows that stick or do not close properly, and gaps between walls and floors. These signs may indicate foundation movement or settlement that requires a structural engineer's assessment.
QWhat steps should I take to maintain the exterior after inspection?
Regularly clean gutters and downpipes to prevent blockages. Repair damaged cladding, rendering, or brickwork promptly. Maintain landscaping so that soil, mulch, and garden beds do not cover the damp-proof course or block subfloor vents. Ensure the ground slopes away from the building for proper drainage.
QHow does a professional inspection differ from a DIY property health check?
A professional building inspection is more comprehensive and uses specialist tools such as moisture meters, thermal imaging cameras, and pest detection equipment. Professional inspectors are trained to identify issues that are not visible to the untrained eye and produce a detailed written report that documents the property's condition. A DIY check is useful for ongoing maintenance between professional inspections but does not replace the depth of a professional assessment.
References and Resources
- Australian Standard AS 4349.1 - Inspection of buildings, Part 1: Pre-purchase inspections
- NSW Fair Trading - Home Building - Building regulations and consumer information
- Victorian Building Authority (VBA) - Building standards and maintenance guidance
- Queensland Building and Construction Commission (QBCC) - Building standards and licensing
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Want a professional assessment of your property's condition? Owner Inspections provides comprehensive building inspections across NSW, Victoria, and Queensland. Our licensed inspectors use thermal imaging, moisture detection, and years of experience to identify issues before they become costly repairs. Get a quote today or call us on 1300 471 805.