Water damage has a knack for hiding until it gets expensive. A small roof leak can soak insulation, a flexi-hose can let go while you’re away, or a shower waterproofing failure can quietly rot framing behind tiles. The point of a clear report is simple: turn “something’s wrong” into “here’s what’s wet, why, and what to do next”.
QBE’s claims data puts water damage at almost a quarter (24%) of home insurance claims, with an average claim of about $5,000 and severe losses reaching over $500,000. Insurance Statistics Australia figures shared by Allianz also put burst-pipe claims costs at $864,275,565 across 2023 Q4 to 2024 Q3.
Key Takeaways
- A water damage inspection report is best used to confirm what’s affected, how far it’s spread, and the likely cause (with photos and readings).
- The most useful reports explain scope and limitations, so you know what was checked and what couldn’t be accessed.
- Fast action matters: safety, stopping the source, then drying and monitoring. Workplace safety guides recommend cleaning up water damage promptly (often within 24–48 hours) to reduce mould risk.
- Flexi-hoses are a standout risk: Suncorp found 30% were at risk of bursting and the average burst flexi-hose claim cost is over $27,500.
- A good report gives an insurer-ready paper trail, but it won’t “guarantee” an insurance outcome—your insurer still makes the decision.
What is a Water Damage Inspection Report?
A water damage inspection report is a written record that confirms where moisture is present in a property, how serious it is, and what’s likely causing it. It typically includes moisture readings and mapping, photos of affected areas, notes on risks (like mould or material damage), and clear recommendations for repairs and next steps.
What you’ll usually see included:
- Likely source and contributing factors
- Affected rooms/materials and moisture mapping
- Readings (moisture/humidity) and photo evidence
- Risk notes and a prioritised action plan
What is a Water Damage Inspection Report?
A water damage inspection report is used by homeowners, buyers, strata managers, property investors, and sometimes insurers to make decisions such as:
- What needs urgent attention (today vs later)
- Which trade to call first (plumber, roofer, waterproofer, electrician)
- What repairs should include (a practical “scope of works” for quoting)
- Whether to proceed with a purchase or renegotiate based on evidence
What it is (and what it isn’t)
What it is
- A non-invasive, evidence-led snapshot of moisture conditions at the time of inspection
- A plain-English explanation of findings with photos and readings
- A pathway to remediation: what to fix now, what to monitor, what to investigate further
What it isn’t
- A promise that every hidden leak will be found (some need invasive access or specialist testing)
- A substitute for licensed repair work
- A guarantee of insurance approval (it’s support documentation, not the insurer’s decision)
When Should You Get One?
Water damage rarely arrives with a neat timetable. These are the moments a report pays for itself by reducing guesswork and repeat repairs.
After a burst pipe, flexi-hose failure, roof leak, storm, or flood event
If water entered the building, the big question is usually: how far did it travel? Water can wick under flooring, soak plasterboard, or pool in cavities.
Flexi-hoses deserve a special callout because they’re common under sinks and vanities. Suncorp’s inspection program found 30% of inspected flexi-hoses needed replacing and were at risk of bursting, with average burst flexi-hose claims costing over $27,500. If you’ve had a sudden water release, a moisture map helps stop “repair the obvious bit” from turning into “repair it twice”.
Before buying, when you spot warning signs at inspections
Buyers often notice the surface signs but can’t tell what’s behind them. A report helps you decide whether you’re looking at an old, resolved issue—or an active one.
- Brown staining on ceilings, cornices, or around windows
- Bubbling paint, swollen skirting, lifting flooring
- Musty smells (especially in wardrobes, under stairs, or near wet areas)
- Silicone patches, fresh paint in one corner, or “recently renovated” bathrooms with no paperwork
NSW Government advice for property checks specifically flags damp or mould along skirtings/walls/ceilings and suggests checking wet areas, plumbing, and the roof/guttering.
Before and after repairs (to confirm drying and reduce mould risk)
One of the most common frustrations is thinking something is “fixed” because the leak stopped—while materials remain damp.
Safety regulators commonly recommend cleaning up wet areas and water damage promptly (often within 24–48 hours) to reduce mould risk. A post-repair check can confirm:
- moisture levels are trending down
- affected materials are drying as expected
- there’s no new water ingress pattern after the repair
If an insurance claim is delayed or disputed
When claims stall, it’s often because the story is unclear: what happened, where the water came from, what’s damaged, and what repairs are needed. A strong inspection report can help by organising evidence into a structure an assessor can follow:
- incident notes (dates, areas, visible signs)
- photos and moisture readings
- a clear separation of likely cause vs resulting damage
- recommended next steps and trade involvement
Allianz cites Insurance Statistics Australia data showing burst-pipe claims costs of $864,275,565 across 2023 Q4–2024 Q3. With numbers like that, you can see why insurers ask for clear documentation.
What a Professional Inspection Involves (and why it’s non-invasive)
A quality inspection follows a repeatable process. It’s designed to locate moisture patterns without cutting holes everywhere.
Typical steps:
- Safety triage
If water has been near electrical fittings, switchboards, or ceiling cavities, safety comes first. You may be advised to call a licensed electrician before further access. - History and context
What changed? A storm, a renovation, a slow leak, a tenant report, or a musty smell that appeared after winter? - Identify likely sources and contributing factors
This is where experience matters: water can enter at one point and show up somewhere else. - Moisture detection + confirmation
Thermal imaging can screen for temperature differences that suggest damp areas, then a moisture meter confirms whether the material is actually wet. Industry guidance commonly references the use of non-invasive tools like thermal imaging and electronic moisture meters for wet spots, leaks, and rising damp checks. - Moisture mapping and affected-material assessment
The report should describe which materials are affected (plasterboard, timber trim, flooring, insulation where visible) and how widespread the moisture signature is. - Risk notes and urgency
This is where the report should be blunt: what’s urgent, what can wait, and what needs follow-up testing. - Photo evidence + prioritised recommendations
The best reports create momentum. They tell you what to do in the next 48 hours, the next fortnight, and the next few months.
Tools you’ll see mentioned in the report
- Thermal imaging (screening tool): Highlights temperature differences that may indicate dampness, but it needs confirmation.
- Moisture meter (confirmation tool): Measures moisture levels in materials like timber and plasterboard; used to compare areas and spot patterns.
- Hygrometer / humidity readings: Adds context—high indoor humidity can drive condensation and mould risk.
- Borescope (when appropriate): For limited cavity viewing where access exists (still not the same as invasive investigation).
- Clear photos + annotated locations: Helps trades quote accurately and helps your file stay consistent over weeks of repairs.
Owner Inspections’ tools page references non-invasive moisture and thermal technology that supports moisture incident detection and documentation.
How to Read a Water Damage Inspection Report
A report is only helpful if you can use it. This section is designed so you can scan your document and quickly work out: what’s going on, what’s urgent, and what proof you have.
Tip before you start: Read the scope and limitations before you read the findings. It tells you what the inspector could and couldn’t verify. Visual, non-invasive inspections are based on accessible areas at the time, and reports should list areas not inspected and why.
Quick guide table: sections, what it means, what to do
|
Report section |
What it tells you |
What to do with it |
|
Summary |
The headline issues, likely source, urgency |
Use this to brief your insurer/tradie and decide next steps |
|
Scope + limitations |
What was inspected, access restrictions, assumptions |
If key areas weren’t accessible, plan a follow-up or specialist visit |
|
Property + incident details |
Context (age/type, event timeline, weather notes) |
Adds credibility and reduces back-and-forth later |
|
Findings by area (room-by-room) |
Where moisture/dampness was detected and visible damage |
Use as a checklist for quotes and repair sequencing |
|
Moisture readings + mapping |
Patterns of elevated moisture and spread |
Focus on trends and clusters, not a single number |
|
Likely cause vs contributing factors |
The primary driver (leak point) vs enablers (blocked gutters, failed sealant, poor ventilation) |
Fix the cause first or the problem returns |
|
Risk rating |
Safety, structural/material risk, mould likelihood |
Helps you prioritise and decide if urgent containment is needed |
|
Recommendations / scope of works |
Repair and remediation steps, staged by urgency |
Use for trade scopes and insurance supporting docs |
|
Photo appendix |
Proof of location and condition |
Attach to emails, claims notes, and trade requests |
Report summary
This should answer, in plain English:
- What areas are affected
- How serious it is
- What’s likely causing it
- What to do next (urgent vs planned)
If your summary is vague (“water damage noted”), push back. A good summary makes decisions easier.
Scope, access limits, and assumptions
This is the trust-building section. Look for:
- Whether the inspection was non-invasive
- What areas were not accessed (roof cavity, subfloor, behind fixed cabinetry) and why
- Weather limitations (heavy rain, unsafe roof access)
- Furnishings blocking walls/floors
Guidance for building inspections in Australia commonly stresses reports should be clear about what was inspected and what wasn’t, and that inspections are a visual assessment at a point in time.
Findings by area (room-by-room)
Scan this with a highlighter and mark:
- Anything described as active (current leak, ongoing water ingress)
- Anything described as historic (old staining, dry readings now)
- Areas where moisture is elevated but the source is unclear (often needs a plumber or targeted investigation)
Moisture readings + moisture map: how to interpret “elevated”
Moisture readings vary by material, thickness, and surface finishes. What matters most is:
- Comparison (wet wall vs dry wall nearby)
- Pattern (a vertical “wicking” line suggests rising damp; a concentrated patch suggests a local leak)
- Location logic (wet below a shower, around a window reveal, under a balcony door track)
If the report includes a moisture map, look for:
- Boundaries of affected areas
- The “worst point” reading
- Any notes about adjacent rooms or opposite sides of walls
Likely cause vs contributing factors
This separation stops wasted money.
- Likely cause: the main entry point (failed shower waterproofing, roof penetration leak, burst pipe)
- Contributing factors: what made it worse (blocked gutters, missing overflow provisions, deteriorated sealant, poor ventilation)
Your repair plan should remove the cause, then repair the damage.
Risk rating: safety, health, structural/material
Even if the report doesn’t use a formal scoring system, it should identify risk themes such as:
- Electrical safety concerns near wet areas
- Material deterioration (swollen skirting, delaminating flooring, crumbling plaster)
- Mould risk conditions (persistent dampness + poor airflow)
Regulators commonly recommend prompt clean-up of water damage (often within 24–48 hours) to reduce mould risk.
Recommendations and “scope of works”
This is the part you hand to trades. Useful recommendations:
- Are staged (urgent / short-term / long-term)
- Specify what to investigate if the source isn’t confirmed
- Note when to engage a licensed trade (plumber/electrician/waterproofer)
- Include monitoring steps (repeat readings, dehumidification period, re-inspection)
Common Causes of Water Damage in Australian Homes (And What They Look Like)
1. Burst or blocked pipes + flexi-hoses
Signs: sudden pooling, wet carpet, swollen skirting, ceiling staining on lower levels, water meter spinning when taps are off.
Why it matters: water can spread fast through open-plan homes and under floating floors.
Next step: stop water at the mains; call a licensed plumber; document with photos and dates.
QBE lists burst or blocked pipes as a leading cause (46%) in its discussion of common causes. Suncorp found 30% of inspected flexi-hoses were at risk of bursting and average burst flexi-hose claims cost over $27,500.
2. Roof leaks and gutter overflow
Signs: ceiling stains after rain, damp insulation smell in roof space, mouldy corners, paint blistering at cornices.
Why it matters: ongoing wetting can degrade plaster and timber, and moisture can track along framing before it shows up.
Next step: check gutters/downpipes and roof penetrations; consider an inspection after heavy rain to confirm patterns.
3. Wet area waterproofing failures (bathrooms, balconies, laundries)
Signs: loose tiles, cracked grout, swollen door jambs, dampness outside shower zones, persistent musty odours.
Why it matters: waterproofing defects are a major issue in apartments. ABCB materials place waterproofing defects as prevalent in 20% to 40% of apartment buildings, affecting more than 1,000 buildings each year across Australia (Class 2 to 9).
Next step: stop “patch fixes” and get the wet area assessed properly; a waterproofing-focused inspection may be needed (especially for showers and balconies).
4. Rising damp / subfloor moisture
Signs: tide marks, flaking paint, salt-like residue on masonry, musty subfloor smell, damp skirtings on external walls.
Why it matters: it can be chronic and seasonal, and it can damage finishes over time.
Next step: confirm moisture pattern and consider drainage/ventilation improvements; a plumber or remedial specialist may be required.
5. Condensation and ventilation issues
Signs: water droplets on windows in the morning, mould in corners/wardrobes, dampness that worsens in winter, bathrooms that stay steamy for hours.
Why it matters: not all moisture problems are “leaks”; indoor humidity can keep materials damp and drive mould growth.
Next step: measure humidity, improve extraction, check for cold bridges and insulation gaps where accessible.
What to Do After You Receive the Report
1) Stop the source and make it safe
- Turn off water (mains or isolation valve) if active leaking is suspected
- Avoid using wet-area power points or lights if water ingress is near electrics
- If ceilings are bulging or sagging, treat it as a safety issue
2) Document everything
- Photos and videos (wide shots + close-ups)
- Dates and times (when you noticed it, weather notes, when water was stopped)
- Keep copies of invoices, plumber notes, and drying logs if you use dehumidifiers
3) Engage the right trade in the right order
- Plumber for pressurised leaks, flexi-hoses, hot water systems, drainage issues
- Roofer for roof penetrations, flashing, guttering and storm entry points
- Waterproofer / tiler for wet area waterproofing defects
- Electrician if water has been near ceiling wiring, lights, or switchboards
4) Drying and monitoring
Many safety and health resources emphasise prompt clean-up of water damage (often within 24–48 hours) to reduce mould risk.
Drying isn’t just “open the windows”. Depending on conditions, you may need:
- Dehumidification
- Airflow management (fans, ventilation)
- Removal of saturated materials that can’t dry properly
5) Re-check if issues persist
If moisture readings stay elevated or new staining appears, the cause may not be fully resolved. A follow-up inspection can confirm whether the moisture pattern is improving or migrating.
Prevent Future Water Damage
Before and after heavy rain
- Clear gutters and check downpipes are flowing
- Look for overflow points near eaves and balcony door tracks
- Check ceilings for new faint staining (torch at an angle helps)
Quarterly “wet area” checks
- Look under sinks and vanities for corrosion, drips, and dampness
- Check silicone and grout lines for gaps
- Watch for doors that start sticking (often a moisture clue)
Flexi-hose awareness (do this twice a year)
Suncorp says it can take 10 minutes every six months to check under sinks for fraying, rust, corrosion, kinking, or twisting, and to call a licensed plumber if you spot issues. Given the claim costs involved, this is one of the best time-to-benefit tasks on the list.
Before holidays
- Turn off water at the mains (where practical)
- Do a quick under-sink look in kitchen, laundry, and bathrooms
- Ask a neighbour to check in after storms if you’re away
Book an Independent Inspection with Owner Inspections
If you’re seeing staining, musty smells, swelling skirtings, lifting floors, or you’ve had a leak or storm event, an independent inspection gives you clear findings, photos, and prioritised next steps—without the guesswork.
Owner Inspections focuses on easy-to-read reporting backed by non-invasive tools used to identify and document moisture issues. Owner Inspections Coverage is commonly sought across VIC/NSW/QLD based on where buyers and homeowners most often need fast answers.
