Pre-Purchase Property Inspections in Melbourne

What is a Pre-Purchase Property Inspection?

A pre-purchase property inspection is a comprehensive check of a home, apartment, or investment property, performed by a qualified inspector before you finalise your purchase. The inspection identifies hidden or visible defects, structural issues, safety risks, and maintenance concerns that could cost you thousands after you buy.

This professional inspection gives buyers the facts they need to:

Negotiate a better purchase price if problems are found
Request repairs before settlement
Walk away from a property that’s too risky
Avoid unexpected repair bills after moving in

Many real estate experts recommend making the sale contract “subject to a satisfactory building inspection,” which gives you legal power to withdraw or renegotiate if major problems are uncovered.

Why Are Pre-Purchase Inspections Important in Melbourne?

Melbourne’s housing market is one of the most active in Australia, with rapid sales, high prices, and diverse property types. Because properties often sell at auction or within days of listing, buyers sometimes have only a few minutes to check the property themselves.

Hidden issues are common in Melbourne’s houses and units, including:

Structural cracks from reactive clay soils (especially in suburbs like Wyndham, Casey, and Glen Waverley)
Leaking roofs after winter storms, common in Bayside and the Inner East
Termite activity in leafy areas such as Doncaster, Eltham, and Ringwood
Old or faulty wiring in heritage homes across Carlton, Fitzroy, and Brunswick
Rising damp in period properties around St Kilda, South Melbourne, and Prahran
Cheap or incomplete DIY renovations in growth suburbs

A pre-purchase inspection by a local expert ensures you are not caught out by hidden problems that may cost tens of thousands to repair.

What’s Included in a Pre-Purchase Inspection Report?

A standard pre-purchase building inspection in Melbourne includes a full check of all accessible areas:

Roof exterior and interior, including tiles, gutters, flashings, and downpipes
Internal and external walls, ceilings, floors, windows, and doors
All wet areas such as bathrooms, ensuites, kitchen, and laundry
Roof space and subfloor (if accessible)
Garages, carports, sheds, granny flats, and other outbuildings
Boundary fencing, retaining walls, and garden structures
Drainage, moisture readings, and ventilation checks (especially important for timber homes)
Visible electrical and plumbing concerns
Signs of active pests or timber damage, such as termite mud tubes, frass, or rot (if combined with pest inspection)
All accessible safety concerns such as loose handrails, faulty smoke alarms, and trip hazards
Dozens of high-resolution photos showing key defects
A clear, jargon-free summary with recommendations for urgent repairs, ongoing maintenance, and any areas needing specialist assessment

All reputable Melbourne inspectors will comply with Australian Standard AS 4349.1.

The Pre-Purchase Inspection Process: Step-by-Step

Booking the Inspection
Book your inspection as soon as you are seriously considering a property, and always before signing an unconditional contract. Most buyers request a “subject to building and pest inspection” clause. If buying at auction, arrange the inspection before auction day.
On-Site Assessment
The inspector visits the property and conducts a thorough, systematic assessment. You are welcome to attend, ask questions, and see problems firsthand. Most inspections take 1.5 to 3 hours, depending on property size, age, and access.
Report Delivery
Within 24 hours, you’ll receive a detailed digital report. The report will include all findings, photos, defect severity ratings, explanations of technical terms, and clear advice on the next steps.
Reviewing and Next Steps

Discuss urgent repairs and likely costs with trades or specialists.
Use the report to negotiate with the seller. For example, you might request repairs, a reduction in price, or additional inspections.
Your inspector is available to clarify any findings or answer your questions.
If the report uncovers major structural, safety, or termite issues, you may be able to withdraw from the purchase (if your contract allows).

How Much Does a Pre-Purchase Inspection Cost in Melbourne (2025)?

Standalone pre-purchase building inspection: $350 to $500 for typical Melbourne homes and units
Combined building and pest inspection: $450 to $700, depending on property size and complexity
Larger, heritage, or architect-designed homes: $700 to $1,000

A $500 inspection could save you $10,000 to $100,000 in unexpected repairs, legal costs, or loss of property value.
It’s a small price for peace of mind and negotiating power.

Who Should Book a Pre-Purchase Inspection?

First home buyers
Investors
Upsizers and downsizers
Anyone buying at auction
Buyers in new developments
Buyers from overseas or interstate

Choosing the Right Pre-Purchase Inspector in Melbourne

Look for an inspector who is:

Fully licensed and insured in Victoria
Experienced with Melbourne’s unique property types, weather, and soil conditions
Independent of agents and vendors
Willing to walk through the property with you and answer all your questions
Provides sample reports with clear photos and plain English explanations
Highly rated by Melbourne clients on Google and review platforms
Offers combined building and pest inspections

Ask about turnaround times, what is included, and if they provide follow-up support after you receive your report.

Common Issues Found in Melbourne Pre-Purchase Inspections

Termite activity
Rising damp and poor drainage
Cracks in brickwork or concrete
Leaking roofs and gutters
Electrical faults
Bathroom leaks and failed waterproofing
Unapproved renovations or extensions
Faulty doors, windows, and locks
Incomplete building work

Case Study: How a Pre-Purchase Inspection Helped a Melbourne Buyer

In 2024, a first-home buyer in Glen Waverley arranged a pre-purchase inspection before making an offer. The inspector uncovered hidden water damage and evidence of old termite activity under the house.
Armed with this report, the buyer negotiated a $15,000 reduction in price and the vendor agreed to treat the property for termites before settlement.
This example shows how a thorough, independent inspection pays for itself many times over.

What’s Not Included in a Standard Pre-Purchase Inspection?

Standard inspections do not include:

Areas that cannot be accessed due to locked doors, furniture, or sealed roof spaces
Hidden wiring or plumbing behind walls (unless visible defects or moisture are found)
Swimming pools, spas, and outbuildings unless specifically requested
Appliances and heating/cooling system servicing
Asbestos or hazardous materials identification
Specialist inspections such as engineering or electrical certification

Request additional specialist inspections if you need these services.