Last updated January 5, 2026
Buying property in Melbourne can move quickly. Whether you are purchasing your first home, upgrading, or investing, knowing when to get a building and pest inspection can make a material difference to your financial risk and peace of mind.
Many buyers are unsure who organises building and pest inspection, or whether a building inspection should be done before or after an offer. These decisions often happen under time pressure, especially in Melbourne’s competitive market. Poor timing can lead to missed defects, limited contract protection, or reduced negotiating power.
This guide walks you through a clear, chronological timeline so you can make informed decisions from the moment you start house hunting through to settlement.
Disclaimer: This article provides general information only and does not constitute legal, financial, or building advice. Buyers should obtain independent professional advice relevant to their circumstances before entering into a property contract.
What Is a Building and Pest Inspection? (Quick Refresher)
A combined building and pest inspection assesses the structural condition of a property and checks for pest activity, including termites. In Victoria, inspections are not legally mandatory, but they are a critical part of buyer due diligence.
A standard inspection typically covers:
- Structural elements such as foundations, walls, roofing, and subfloors
- Evidence of moisture ingress or poor drainage
- Safety issues and workmanship concerns
- Pest activity, damage, and conducive conditions
Across Melbourne, inspectors commonly identify issues such as subfloor moisture in older homes, timber decay, roof leaks, termite risk in established suburbs, and defects hidden behind renovations.
For buyers wanting a detailed overview of what’s involved, a pre-purchase building and pest inspection in Melbourne provides essential insight into property condition before committing financially.
Step 1: Before Making an Offer – Should You Inspect This Early?
Building Inspection Before or After Offer?
This is one of the most common questions buyers ask. The answer depends on the type of sale and your risk tolerance.
When Pre-Offer Inspections Make Sense
A building inspection before making an offer is often appropriate when:
- You are buying at auction
- The property is older or shows signs of renovation
- There are visible red flags such as cracking, sagging floors, or water damage
- You want confidence before committing without contract conditions
In Melbourne auction campaigns, inspections are often completed during the marketing period. Because there is no cooling-off period at auction, inspecting beforehand is the only way to assess the property condition before bidding.
Risks of Inspecting Too Early
The main downside is cost. If you inspect before an offer and do not secure the property, the inspection fee cannot be recovered. Access can also be limited during short campaign periods or tenant-occupied properties.
Step 2: After Your Offer Is Accepted (Cooling-Off Period)
When to Get a Building and Pest Inspection
For private treaty sales, the most practical timing is after your offer is accepted, during the cooling-off period.
In Victoria, buyers generally have a three-business-day cooling-off period unless waived. This window is designed to allow time for inspections and due diligence.
It is also important to understand how long building and pest inspection reports remain valid, particularly if settlement timelines change or negotiations extend.
Using the Inspection to Protect Yourself
If the inspection identifies:
- Major structural defects
- Active termite infestation
- Significant safety or compliance concerns
You may be able to withdraw under contract conditions or renegotiate the purchase price. Minor defects, such as general maintenance issues, are common and usually manageable.
Step 3: Auction Purchases – What Changes?
Auction purchases in Victoria have no cooling-off period. Once the hammer falls, the contract becomes unconditional.
For this reason:
- Inspections must be completed before auction day
- Buyers should schedule inspections early in the campaign
- Relying solely on vendor-supplied reports can expose buyers to risk
A common mistake in Melbourne auctions is skipping inspections due to competition or time pressure, often resulting in unexpected repair costs after settlement.
Who Organises the Building and Pest Inspection?
Buyer vs Seller Responsibilities
A frequent question from buyers is who organises building and pest inspection. In Victoria, this responsibility almost always sits with the buyer.
While sellers may provide reports, these are commissioned for the vendor’s benefit and may not reflect the buyer’s risk tolerance or future plans. Independent inspections ensure the advice you receive is aligned with your interests.
Role of Conveyancers and Agents
Conveyancers and agents may suggest inspectors, but the final decision should remain with the buyer. Inspector independence is critical to ensuring objective reporting and risk transparency.
Step 4: Booking the Inspection – Practical Timing Checklist
Once your offer is accepted, timing becomes critical.
Best practice across Melbourne includes:
- Booking the inspection within 24 hours of acceptance
- Coordinating access with agents or tenants promptly
- Providing the inspector with the contract of sale
- Highlighting any specific concerns about the property
Buyers should also confirm their inspector carries appropriate professional cover. Understanding why insurance is important for building and pest inspections helps protect buyers if issues arise later.
Step 5: After the Inspection – What Happens Next?
Once the report is delivered, buyers need to assess the findings carefully.
Understanding the Report
Inspection reports typically identify:
- Major defects (structural or safety-related)
- Minor defects (maintenance-related)
- Pest activity or conditions conducive to pests
A quality report clearly explains severity and prioritises issues that may impact your decision.
Making an Informed Decision
Depending on the findings, buyers may:
- Proceed with confidence
- Renegotiate the purchase price
- Request further specialist inspections
- Withdraw during the cooling-off period
Correct inspection timing ensures these options remain available.
Common Timing Mistakes Melbourne Buyers Make
Across Melbourne’s established suburbs, inspection findings are often influenced by local conditions. In areas such as Essendon, Malvern, and parts of the inner north and east, reactive clay soils frequently contribute to movement-related cracking, particularly in older homes with shallow footings. In bayside suburbs, inspectors commonly identify subfloor moisture issues due to poor drainage and high water tables, while termite risk remains elevated in timber-framed properties across leafy eastern suburbs.
Common errors seen across Melbourne include:
- Booking inspections too late
- Assuming new or renovated homes are defect-free
- Confusing finance approval timelines with inspection deadlines
- Skipping inspections entirely for auction properties
Each of these increases financial exposure.
Final Timeline Summary: Building and Pest Inspection at a Glance
| Feature | Private Treaty (Private Sale) | Auction Sale |
| When to Inspect | After your offer is accepted (usually). | Before the auction day. |
| Cooling-Off Period | Generally 3 business days (in Victoria). | None. The contract is unconditional once the hammer falls. |
| Contract Condition | Often includes a “Subject to Building & Pest” clause. | No conditions allowed; you buy the property “as is.” |
| Financial Risk | Low—you only pay for the inspection if your offer is accepted. | Higher—you pay for the inspection without a guarantee of winning. |
| Negotiation Power | High—defects found can be used to lower the price or request repairs. | Low—the price is determined by the bidding floor. |
| Strategic Goal | To confirm the property’s value and safety before the deal is finalized. | To set your “maximum bid” based on potential repair costs. |
What Local Homeowners Say
Taylah Hollands
Supremely competent inspectors with outstanding front-of-house support. The team are thorough, generous with their time, and their reports are compliant with AS 4349.1-2007, providing genuine confidence when buying in Victoria.
Haley Lim
As a Melbourne buyers advocate, Buy Wise is the only inspection team we trust. Their reports are comprehensive, easy to understand, and support informed property decisions.
FAQ
No. Inspections are optional but strongly recommended.
Ideally within 24 hours to ensure results are available before cooling-off ends.
Yes. Defects and non-compliant work can exist regardless of age.
Final Thoughts
A building and pest inspection is about managing risk, not finding perfection. In Melbourne’s fast-paced property market, knowing when to get a building and pest inspection, who organises it, and whether to inspect before or after an offer gives buyers control and clarity.
Early planning and independent advice help ensure confident, informed property decisions.
About the Author
Philip Guildea – Director, Buy Wise Inspections
Philip Guildea, known as Phil, is the Director of Buy Wise Inspections. With a background as a carpenter, registered builder, and licensed pest technician, Phil brings practical construction knowledge to every inspection.
Having worked across residential builds, renovations, and major infrastructure projects, Phil offers a well-rounded understanding of building quality and risk. He conducts pre-purchase building and pest inspections, termite inspections, new home inspections, pool safety barrier inspections, special purpose inspections, and provides building advice for alterations and additions.